HUMBER REAL ESTATE BXAMS
汉伯房地产 BXAM

MiniCram ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} Real Estate Exam Study Notes
MiniCram ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 房地产考试学习笔记

Course 2 - Residential Real Estate Transactions
课程 2 - 住宅房地产交易

Warning and Disclaimer  警告和免责声明

• MiniCram® does not make any representation, warranty or guarantee, of any kind whatsoever, whether expressed or implied, that the student will pass the exam. MiniCram ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} provides only study material to help you prepare for the exam. You are encouraged to review the Sample book before placing your order. No return, exchange, or refund will be issued once the book has been purchased.
  MiniCram® 不做任何明示或暗示的陈述、保证或担保，不保证学员一定能通过考试。MiniCram ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 仅提供帮助您准备考试的学习材料。我们建议您在下订单前阅读样书。一旦购买此书，将不予退货、换货或退款。

Acknowledgements  致谢

TRESA and Humber Courses
TRESA 和亨伯课程

• Students currently enrolled in salesperson courses will be notified when there are any changes to the topics covered in their courses.
  目前正在学习销售人员课程的学生将在课程内容发生变化时收到通知。
• To avoid any interruptions or complications to learner studies, notifications will also provide the exact date when each change is scheduled to come into effect.
  为避免学员的学习受到任何干扰或影响，通知还将提供每项变更的确切生效日期。
• Until that time, learners should learn current course materials to prepare for their exams.
  在此之前，学员应学习当前的课程材料，为考试做好准备。
• Currently, the real estate students are provided with TRESA updates in Course 5: Getting Started.
  目前，在 "课程 5：入门 "中为房地产专业的学生提供 TRESA 的最新信息。

TABLE OF CONTENTS  目录

SELF-STUDY NOTES  自学笔记

1. Agency and Representation
   代理和代表
2. Representation and Customer Service Agreements
   代理和客户服务协议
3. Residential Properties, Ownership, and Planning
   住宅物业、所有权和规划
4. Negotiations in Residential Real Estate
   住宅房地产谈判
5. Financial Aspects and Third-Party Professionals
   财务问题和第三方专业人员
6. Residential Structural Components
   住宅结构部件
7. Mechanical Systems  机械系统
8. Internal and External Finishes
   内外饰面
9. Marketing a Residential Property
   营销住宅物业
10. Property Conditions and Disclosures
    财产状况和披露
11. Property Value and Listing Price
    物业价值和挂牌价
12. Listing and Marketing Properties
    上市和营销物业
13. Showing and Advising on Properties
    房产展示和建议
14. The Offer Process and Regulatory Obligations
    要约程序和监管义务
15. The Residential Agreement of Purchase and Sale
    住宅买卖合同
16. Completing the Agreement of Purchase and Sale
    签订买卖合同
17. Conditional Clauses  条件句
18. Counter Offer and Competing Offers
    还价和竞争性要约
19. Additional Documents and Legal Obligations
    附加文件和法律义务
20. Completing the Real Estate Transaction
    完成房地产交易

INTRODUCTION  引言

How to Use This MiniCram® ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}
如何使用 MiniCram® ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}

We Want to Hear from You
我们希望收到您的来信

COPYRIGHT NOTICE  版权声明

MINICRAM ${}^{\text{T}}$${}^{\text{T }}$^("T "){ }^{\text {T }}

HUMBER COLLEGE
MINICRAM ${}^{\text{T}}$${}^{\text{T }}$^("T "){ }^{\text {T }} 汉博学院

HUMBER COLLEGE

COURSE 2  课程 2

You Simply Can't Go Wrong With MiniCram
使用 MiniCram 绝对不会错

1. AGENCY AND REPRESENTATION
1.代理和代表

1.1 Agency Relationships
1.1 代理关系

Terminology  术语

• The Real Estate and Business Brokers Act (REBBA) is a special type of the Agency Law.
  房地产和商业经纪人法》（REBBA）是《代理法》的一种特殊类型。
• Agency: A common law relationship between two parties in which one party (agent) represents the other party (principal) for dealing with a third party.
  代理：双方之间的一种普通法关系，其中一方（代理人）代表另一方（委托人）与第三方打交道。
• Under REBBA, this relationship is known as Representation Relationship, wherein the brokerage is the agent, and the seller or the buyer is the principal.
  根据 REBBA，这种关系被称为代理关系，其中经纪公司是代理人，卖方或买方是委托人。
• Agent (Brokerage): An agent represents the principal (seller or buyer) in a business transaction with a third party.
  代理人（经纪）：代理人代表委托人（卖方或买方）与第三方进行商业交易。
• Salespersons and brokers are considered employees of the brokerage for trading purposes.
  就交易而言，销售人员和经纪人被视为经纪公司的雇员。
• After an agency relationship is created, all salespersons and brokers of the brokerage owe the agency duties to the principal.
  代理关系建立后，经纪公司的所有销售人员和经纪人都对委托人负有代理责任。
• Principal (Client): This is the party (seller or buyer) which authorizes an agent to act on his/her behalf.
  委托人（客户）：即授权代理人代表其行事的一方（卖方或买方）。
• It is the party with whom the brokerage (as agent) has signed an agreement.
  它是与经纪公司（作为代理人）签订协议的一方。
• Under REBBA, the equivalent term is client, who may be a seller client or a buyer client.
  根据 REBBA 的规定，等同的术语是客户，可以是卖方客户，也可以是买方客户。
• Third-Party: This is the party which is not directly connected with the transaction between an agent and a principal but may be affected by it.
  第三方：第三方： 与代理人和委托人之间的交易没有直接关系，但可能受其影响的一方。
• Under REBBA, a seller customer or buyer customer is considered a third-party.
  根据 REBBA，卖方客户或买方客户被视为第三方。
• Customer. A party not represented by the brokerage but is being provided limited services as specified in the Customer Service Agreement.
  客户。非经纪公司代表的一方，但按照《客户服务协议》的规定获得有限服务。
• The brokerage and its salespersons/brokers must treat third-parties or customers with fairness, honesty, and integrity.
  经纪公司及其销售人员/经纪人必须公平、诚实、正直地对待第三方或客户。
• Signing a Customer Service Agreement creates a non-agency relationship between the brokerage and a seller or a buyer.
  签署《客户服务协议》可在经纪公司与卖方或买方之间建立非代理关系。
• Dual Agency: This refers to a situation when an agent works for more than one party in a business transaction, which creates a conflict of interest between the interests of two clients.
  双重代理：指代理人在商业交易中为不止一方工作，从而造成两个客户之间的利益冲突。
• In real estate, this is known as Multiple Representation, which occurs when the same brokerage represents more than one client in the same transaction.
  在房地产交易中，这种情况被称为多重代理，即同一经纪公司在同一交易中代理多个客户。
• Imputed Knowledge refers to a legal assumption that knowledge of confidential matters about clients is transferred (imputed) to all salespersons/brokers of the brokerage.
  推定知识指的是一种法律假设，即有关客户机密事项的知识被转移（推定）给经纪公司的所有销售人员/经纪人。
• Implied Multiple Representation mostly happens in open houses when a third party believes that an agent is working on its behalf.
  默示多重代理大多发生在开放日，当第三方认为代理人在代表其工作时。

Obligations and Authority
义务和权力

• In real estate, the agency relationship is created when a brokerage signs a Listing Agreement with the seller or a Buyer representation Agreement with a buyer.
  在房地产行业，当经纪公司与卖方签订《挂牌协议》或与买方签订《买方代理协议》时，代理关系就产生了。
• The brokerage and all its salespersons and brokers owe Fiduciary Duties to the seller or buyer client, which are invoked when the representation agreement is signed.
  经纪公司及其所有销售人员和经纪人都对卖方或买方客户负有受托责任，这在签署代理协议时即被援引。
• Fiduciary refers to a trust relationship wherein the agent as a fiduciary has an obligation to protect and promote the best interests of the principal.
  受托人指的是一种信托关系，作为受托人的代理人有义务保护和促进委托人的最佳利益。
• Similarly, the seller or buyer client grants an Express Authority to the brokerage, which may also give rise to Implied Authority. (These duties are covered later in sections 1.2 and 1.3.)
  同样，卖方或买方客户向经纪公司授予明示授权，也可能产生默示授权。(这些职责将在后面的第 1.2 和 1.3 节中阐述）。

Agency Creation  机构创建

• Express Agreement: An agency relationship is created when there is a definite understanding between the agent and the principal.
  明示协议：当代理人和委托人之间达成明确的谅解时，代理关系就建立了。
• As such, the agency can be created in writing, verbally, or can be implied.
  因此，代理可以通过书面、口头或暗示的方式建立。
• In Writing: As per REBBA, the brokerage must have a written agreement as an evidence to claim remuneration.
  书面协议：根据 REBBA 的规定，经纪公司必须有书面协议作为索要报酬的证据。
• For example, a buyer signs a Buyer Representation Agreement with a brokerage, or a seller signs a Listing Agreement with the brokerage.
  例如，买方与经纪公司签订《买方代表协议》，或卖方与经纪公司签订《挂牌协议》。
• Implied Agreement: This is created unintentionally based on words and/or actions of sellers, buyers, or salespersons.
  默示协议：这是根据卖方、买方或销售人员的言语和/或行为无意形成的。
• The parties may be acting in such a manner which exhibits that an agency relationship exists between them.
  双方的行为方式可能表明他们之间存在代理关系。
• Ratification: When the agent acts either without authority or in excess of authority granted and the principal accepts the benefit of agent’s unauthorized act.
  批准：当代理人无权或越权行事，而委托人接受代理人未经授权行为的利益时。
• For example, a salesperson shows a seller’s property to a buyer without authority and brings an offer.
  例如，销售人员擅自向买方展示卖方的房产，并提出报价。
• The seller accepts the offer, and this ratifies the agency relationship.
  卖方接受报价，代理关系即告成立。
• Estoppel (Conduct): When the principal gives an impression to a third-party that someone is representing them (is their agent) in a transaction.
  禁止反言（行为）：当委托人在交易中给第三方留下某人代表他们（是他们的代理人）的印象时。
• In real estate, a seller or buyer may give an impression which leads a third-party to believe that they are represented by a brokerage.
  在房地产领域，卖方或买方可能会给第三方留下印象，使其认为他们是由经纪公司代理的。
• It is very uncommon but is legally possible in real estate.
  这种情况很不常见，但在法律上是可以在房地产领域实现的。
• By Law: A court may appoint an agent for a principal/client when it becomes a necessity.
  法律规定：必要时，法院可为委托人/客户指定代理人。
• The agency duty created by circumstances or necessity is imposed on an agent to act on behalf of a principal.
  因情况或需要而产生的代理责任，要求代理人代表委托人行事。
• It is rare in real estate but may occur in emergency situation.
  这种情况在房地产行业很少发生，但在紧急情况下可能会出现。

Agency Termination  机构终止

• By mutual agreement of the agent and the client.
  由代理人和客户共同商定。
• When the agency is revoked by the principal/client. If revocation is unlawful, the principal may be liable for damages.
  委托人/客户撤销代理权时。如果撤销是非法的，委托人可能要承担损害赔偿责任。
• When the agreement expires.
  协议何时到期。
• When the job is performed or completed (e.g., property is sold, and the title is transferred).
  工作执行或完成时（例如，财产出售，产权转移）。
• When it is impossible to complete the job (e.g., the property is damaged in fire).
  无法完成工作时（如财产在火灾中受损）。
• Death or mental incapacity.
  死亡或精神失常。
• Bankruptcy of brokerage or cancellation of brokerage registration by RECO.
  经纪人破产或 RECO 取消经纪人注册。
• Continuation of Duties: Termination of an agency relationship does not impact the obligations of the either party or the rights associated with the agreement, unless otherwise agreed.
  职责的延续：代理关系的终止不影响任何一方的义务或与协议相关的权利，除非另有约定。
• As such, the agent must continue to maintain loyalty, protect the confidential information, and the best interests of the client.
  因此，代理人必须继续保持忠诚，保护机密信息和客户的最佳利益。

Disclosure of Interest  利益披露

• Registrants must disclose any existing interest (sale) or a contemplated interest (purchase) in real estate.
  注册人必须披露在房地产中的任何现有权益（出售）或预期权益（购买）。
• The disclosure must be in writing and signed acknowledgement must be obtained at the earliest practical opportunity but before an offer is made.
  披露必须以书面形式进行，并且必须在发出要约之前尽早获得签字确认。
• The disclosure statement must include -
  披露声明必须包括
• That the party selling or buying is a registrant under REBBA.
  卖方或买方是 REBBA 的注册人。
• That the registrant is a Salesperson, Broker, or a Brokerage.
  注册人是销售人员、经纪人或经纪公司。
• Whether the interest in property is direct or indirect.
  财产权益是直接的还是间接的。
• The material facts about the property known to the registrant that may affect the value.
  登记人已知的可能影响价值的财产重要事实。
• The registrant must also disclose details of any agreement for subsequent sale of the property to a third party.
  登记人还必须披露随后向第三方出售房产的任何协议的细节。

1.2 Brokerage Authority and Client's Duties
1.2 经纪人的权力和客户的责任

Authority Granted to a Brokerage
授予经纪公司的权力

• In real estate, an Authority is a right or permission granted by a seller or a buyer to the brokerage to represent them in a real estate transaction.
  在房地产领域，授权是卖方或买方授予经纪公司在房地产交易中代表他们的权利或许可。
• Express Authority (Actual): This authority is granted in the Listing Agreement or the Buyer Representation Agreement.
  明确授权（实际）：此授权由《上市协议》或《买方代表协议》授予。
• The seller grants Express Authority to the brokerage to offer their property for sale, place a For Sale or Sold sign, allow the buyers to fully inspect the property, and make marketing decisions.
  卖方向经纪公司授予特快授权，以提供房产销售信息、放置待售或已售标志、允许买家全面检查房产并做出营销决策。
• Similarly, the buyer grants Express Authority to the brokerage to seek out suitable properties, receive remuneration paid by seller, and provide information to third parties to assist the buyer.
  同样，买方授予经纪公司明确授权，以寻找合适的房产、收取卖方支付的报酬，以及向第三方提供信息以协助买方。
• Implied Authority: These are typical extensions of Express Authority granted by a client that enable the brokerage to take actions and make decisions, which are not specified in the agreement.
  默示授权：这是由客户授予的明示授权的典型扩展，使经纪商能够采取协议中未明确规定的行动和决策。
• The seller grants Implied Authority to the brokerage to take decisions regarding marketing and advertising the property, delegate its duties to salespersons, assist the seller in negotiations, keep the deposit money in real estate trust account, and send and receive notices on seller’s behalf.
  卖方授予经纪公司默示授权，使其能够决定如何营销和宣传房产、将其职责委托给销售人员、协助卖方进行谈判、将定金存入房地产信托账户，以及代表卖方收发通知。
• Similarly, the buyer grants Implied Authority to the brokerage to delegate the duties to salespersons, obtain and present relevant facts, negotiate on behalf of the buyer, and send and receive notices on buyer’s behalf.
  同样，买方授予经纪公司默示授权，使其可以将职责委托给销售人员、获取并陈述相关事实、代表买方进行谈判，以及代表买方收发通知。

Limits on the Authority of Brokerage
对经纪人权限的限制

• The authority given to a real estate brokerage is limited.
  赋予房地产经纪公司的权力是有限的。
• The brokerage cannot sign contracts (offers) on behalf of the client. Brokerages can sign the contract only as witnesses.
  经纪人不能代表客户签署合同（要约）。经纪人只能作为见证人签署合同。
• The agency relationship cannot be delegated to other brokerages without express consent of the client.
  未经客户明确同意，不得将代理关系委托给其他经纪公司。
• The brokerage can only receive a deposit related to purchase.
  经纪公司只能收取与购买相关的押金。
• The brokerage cannot incur expenses on behalf of the client without express authority.
  未经明确授权，经纪公司不得代表客户承担费用。

Principal's (Client's) Duties to the Agent (Brokerage)
委托人（客户）对代理人（经纪公司）的责任

• Indemnification: The principal has an obligation to compensate the agent for liabilities incurred when carrying out lawful duties.
  补偿：委托人有义务补偿代理人在履行合法职责时产生的责任。
• The client provides indemnity if a damage or loss occurs to the client during the agreement period, except when the damage/loss is due to gross negligence of duties by the brokerage.
  如果客户在协议期间遭受损害或损失，则由客户提供赔偿，但因经纪公司严重失职而造成的损害/损失除外。
• In real estate, the duty to reimburse the brokerage for expenses typically does not apply because the brokerage is paid remuneration (commission).
  在房地产行业，通常不适用偿还中介费用的义务，因为中介是有报酬的（佣金）。
• Remuneration: The client has an obligation to pay remuneration to the brokerage for the services provided.
  报酬：客户有义务为所提供的服务向经纪公司支付报酬。
• Obligations in the Representation Agreement: The brokerage has the right hold the deposit in Real Estate Trust Account.
  代理协议中的义务：经纪公司有权将押金存入房地产信托账户。
• The client agrees to pay the applicable taxes on remuneration.
  客户同意支付相应的报酬税。
• The client agrees to refer of all enquiries to the brokerage during the agreement period.
  客户同意在协议期内将所有咨询转给经纪公司。
• The client has to pay remuneration if the sale does not close due to client’s default.
  如果由于客户违约导致销售无法完成，客户必须支付报酬。
• Holdover Period: The client has to pay remuneration if a property is shown by the agent during agreement period but is sold privately to the same buyer during the holdover period.
  暂停期：如果房产在协议期内由中介展示，但在保留期内被私人出售给同一买家，则客户必须支付酬金。
• The holdover period starts after the expiry of the agreement period.
  保留期从协议期满后开始计算。

1.3 Brokerage Duties to Clients and Customers
1.3 经纪人对客户和顾客的责任

General Obligations  一般债务

• The agent must use Due Care & Skill in providing information.
  代理人在提供信息时必须使用应有的谨慎和技巧。
• The agent must perform agreed functions and ensure privacy.
  代理人必须履行约定的职能并确保隐私。
• Agent must be honest and should not mislead the client.
  代理人必须诚实，不得误导客户。

Duty of Care  注意义务

• Clients: The Duty of Care includes everything done for the client.
  客户：注意义务包括为客户所做的一切。
• Customers: The Duty of Care is limited to honesty, exercising reasonable care and skills when providing information and performing agreed functions.
  客户：注意义务仅限于在提供信息和履行约定职能时保持诚实、行使合理的注意和技能。
• The agent must ensure that there is no misrepresentation.
  代理人必须确保没有虚假陈述。
• Standards: The standards for Duty of Care are objective (based on facts) and not subjective (no regard to personal interpretations).
  标准：注意义务的标准是客观的（基于事实），而不是主观的（不考虑个人解释）。
• Limited Disclosures: Information related to the agency relationships and material facts about the property/trade must be disclosed to both clients and customers.
  有限披露：必须向客户和顾客披露与代理关系有关的信息以及与财产/交易有关的重要事实。

Fiduciary Duties  信托责任

• Fiduciary duties are based on trust and confidence, best interests, and loyalty.
  信托责任基于信任和信心、最佳利益和忠诚。
• A written agreement is not required for fiduciary obligations.
  信托义务不需要书面协议。
• These duties exist even if the brokerage is acting gratuitously (free).
  即使经纪人是无偿（免费）行事，这些责任也是存在的。
• Loyalty: Agent must place the interests of the principal (client) above all (except law).
  忠诚：代理人必须将委托人（客户）的利益置于一切之上（法律除外）。
• Avoid Conflicts of Interest: Arising from representing two clients in a trade (multiple representation) or by having direct/indirect interest in property.
  避免利益冲突：在一个行业中代表两个客户（多重代表），或在财产中拥有直接/间接利益。
• Disclose Conflicts: At the earliest practical opportunity but before an offer is made.
  披露冲突：在实际可行的情况下尽早披露，但要在发出要约之前。
• Disclose Referral Fees: The registrant must not make secret profits at the expense of the principal.
  披露介绍费：注册人不得以牺牲委托人的利益为代价暗中牟利。
• Protect Confidential Information: Personal or motivational information of the client must be kept confidential and must not be misused so as to harm the principal.
  保护机密信息：客户的个人信息或动机信息必须保密，不得滥用，以免损害委托人的利益。

Regulatory Obligations Under REBBA
REBBA 规定的监管义务

• Accountability: The agent must account for and safeguard money, documents, and property entrusted by the client.
  问责制：代理人必须保管好客户委托的资金、文件和财产。
• The obligation of a brokerage to maintain a Real Estate Trust Account is based on this duty.
  经纪人维持房地产信托账户的义务就是基于这一责任。
• Remuneration: The remuneration charged may be a percentage of sale price, a fixed amount (flat fee) or a combination of both.
  报酬：收取的酬金可以是销售价格的某个百分比、固定金额（统一酬金）或两者的组合。
• Several percentages may also be used but the percentage must be in descending order as the sale price goes up.
  也可以使用多个百分比，但百分比必须随着销售价格的上升而递减。
• Promises: The brokerage must not induce anyone into signing a contract or make anyone breach their contract with another brokerage.
  承诺：经纪公司不得诱导任何人签订合同或使任何人违反与其他经纪公司签订的合同。
• If a promise is made to a party, it must be in writing and delivered to that party.
  如果向一方当事人做出承诺，则必须以书面形式并交付给该当事人。
• Delivery of Documents: Documents related to trade such as offers, representation agreements, notices, waivers, amendments, etc. must be delivered in a timely manner.
  交付文件：必须及时交付与贸易有关的文件，如报价、代理协议、通知、弃权书、修改书等。
• Agency Relationships: Agreements must have a date of commencement and an expiry date. The forms used by the brokerage must be current.
  代理关系：协议必须有生效日期和终止日期。经纪公司使用的表格必须是最新的。
• Disclosure of Representation: Brokerages must disclose agency relationships to all parties in a transaction before entering into any relationship.
  披露代理关系：经纪公司必须在建立任何关系之前向交易各方披露代理关系。
• Written acknowledgement and consent must be obtained from the parties.
  必须获得各方的书面确认和同意。

1.4 Representation  1.4 代表性

Single Representation  单一代表性

• Single Representation: A relationship where the brokerage represents only one client (buyer or seller) in a transaction and the other party is a third party or a customer.
  单一代理：经纪公司在交易中只代表一名客户（买方或卖方），另一方为第三方或客户的关系。
• Seller Single Representation: The brokerage and the seller sign a Listing Agreement and the seller becomes the client of the Listing Brokerage.
  卖方独家代理：经纪公司与卖方签署挂牌协议，卖方成为挂牌经纪公司的客户。
• The buyer is usually represented by another brokerage (Co-operating Brokerage).
  买方通常由另一家经纪公司（合作经纪公司）代理。
• The brokerage acts as seller’s representative, protecting the best interests of the seller, and marketing the property.
  经纪公司充当卖方代表，保护卖方的最佳利益，并推销房产。
• The brokerage and all its employees must obey lawful instructions of the seller, fulfill fiduciary obligations, and exercise reasonable care and skill.
  经纪公司及其所有员工必须服从卖方的合法指示，履行受托人义务，并行使合理的谨慎和技能。
• Disclose material facts to the buyers and negotiate favourable terms for the seller.
  向买方披露重要事实，为卖方谈判有利条件。
• Buyer Single Representation: The brokerage and the buyer sign a Buyer Representation Agreement and the buyer becomes a client of the brokerage.
  买方单一代表：经纪公司与买方签署《买方代表协议》，买方成为经纪公司的客户。
• The seller is usually represented by another brokerage (Listing Brokerage).
  卖方通常由另一家经纪公司（挂牌经纪公司）代理。
• The brokerage acts as buyer’s representative, locates the property and promotes the buyer client’s best interests.
  经纪公司充当买方代表，寻找房产并促进买方客户的最佳利益。
• The brokerage must discover and disclose relevant material facts to the buyer.
  经纪公司必须发现并向买方披露相关的重要事实。
• Keep the buyer fully informed about competing offers and comply with regulatory requirements.
  让买方充分了解竞争报价，并遵守监管要求。
• The brokerage and all its employees must obey lawful instructions of the buyer, fulfill fiduciary obligations, and exercise reasonable care and skill.
  经纪公司及其所有员工必须服从买方的合法指示，履行受托人义务，并行使合理的谨慎和技能。

Multiple Representation  多重代表性

• Multiple Representation: This happens when the same brokerage represents more than one client for the same transaction.
  多重代理：当同一经纪公司在同一交易中代表多个客户时，就会出现这种情况。
• It may also occur when more than one buyer is represented by the same brokerage for the same property.
  当同一经纪公司代理多个买家购买同一房产时，也可能出现这种情况。
• Multiple representation must be disclosed in writing to all parties and Informed Written Consent must be obtained at the earliest practical opportunity but before an offer is presented.
  必须以书面形式向各方披露多重代理情况，并在提出要约之前尽早获得知情书面同意。
• If any party does not grant consent, the brokerage may release that party so that they may seek representation by another brokerage.
  如果任何一方不同意，经纪公司可解除该方的代理权，以便他们可以寻求其他经纪公司的代理。
• Limitation to Services: The information that must not be disclosed and services not provided include:
  服务限制：不得披露的信息和不得提供的服务包括
• The amount that the seller may or will accept, which means that the salesperson cannot advise the buyer that the seller may or will accept an amount less than the offered price.
  卖方可能或愿意接受的金额，这意味着销售人员不能告知买方卖方可能或愿意接受低于报价的金额。
• The amount that the seller should accept or the amount they should counter the offer.
  卖方应接受的金额或他们应还价的金额。
• The buyer must not be advised on the amount of offer price or the counter offer price.
  不得告知买方报价金额或还价价格。
• The terms of any other competing offer including the amount, terms, conditions, closing date, etc.
  任何其他竞争性报价的条款，包括金额、条款、条件、截止日期等。
• The personal or motivational information of the seller or the buyer.
  卖方或买方的个人信息或动机信息。
• Disclosure Before Agreement: The Code of Ethics requires that the brokerage must disclose before signing the representation agreement that the brokerage may enter into a representation agreement resulting in a multiple representation situation.
  《协议前披露：职业道德准则》规定，经纪人必须在签署代理协议前披露经纪人可能会签订导致多重代理情况的代理协议。
• However, the brokerage will do this only with written consent of both parties.
  不过，只有在双方书面同意的情况下，经纪公司才会这样做。
• This disclosure and consent are typically included in the standard Listing Agreement.
  这种披露和同意通常包含在标准的《上市协议》中。
• Disclosure Before Offer: Since multiple representation occurs during the offer process, a disclosure and written consent of both parties are required before the offer is made.
  要约前披露：由于在要约过程中会出现多重代理，因此在要约之前必须进行披露并获得双方的书面同意。
• This disclosure and consent provision are typically included in the standard Confirmation of Co-operation and Representation.
  这种披露和同意条款通常包含在标准的合作与代表确认书中。

1.5 Service Options for Sellers and Buyers
1.5 为卖方和买方提供的服务选项

Advantages of Working with a Salesperson/Brokerage
与销售人员/经纪公司合作的优势

• Registered salespersons and brokers have completed the requisite education requirements and have the required knowledge and skills to provide competent services.
  注册销售人员和经纪人已完成必要的教育要求，具备提供合格服务所需的知识和技能。
• Salespersons, brokers, and brokerages are required to comply with consumer protection provisions of the Code of Ethics and are accountable to RECO for their actions.
  销售人员、经纪人和经纪公司必须遵守《职业道德准则》中的消费者保护规定，并对其行为向 RECO 负责。
• The Deposit Protection Insurance is an assurance to buyers that their deposit amount will be protected against any loss.
  定金保护保险是对购房者的一种保证，即他们的定金金额将受到保护，不会受到任何损失。
• The Errors and Omissions insurance may protect the registrants for their negligence, depending on circumstances.
  错误与遗漏保险可根据具体情况为注册人的过失提供保护。

Information Before Representation Agreement
代理协议前的信息

• REBBA Code of Ethics requires that certain information must be provided to the parties at the earliest practical opportunity but before an offer is presented.
  REBBA 的《职业道德准则》规定，在提出要约之前，必须尽早向双方提供某些信息。
• Minimum Information Before Agreement: The brokerage must provide information on service alternatives available to a seller or a buyer.
  协议前的最低限度信息：经纪公司必须向卖方或买方提供可供选择的服务信息。
• The services that the brokerage will provide under the agreement.
  经纪公司根据协议提供的服务。
• Circumstances could arise when the brokerage could represent more than one client in a transaction, and if that happens, the brokerage will obtain written consent from all clients.
  在交易中可能会出现经纪公司代表一个以上客户的情况，如果出现这种情况，经纪公司将征得所有客户的书面同意。
• The obligations of the brokerage in case it provides services to more than one client in the same transaction.
  经纪公司在同一交易中为一个以上客户提供服务时的义务。
• Limited services provided to a customer when the brokerage represents a client in the transaction.
  经纪公司代表客户进行交易时向客户提供的有限服务。
• The brokerage must make its best efforts to obtain a written acknowledgment at the earliest practical opportunity but before an offer is made.
  经纪公司必须尽最大努力在发出要约之前尽早获得书面确认。

Agreements in Writing  书面协议

• All agreements related to trading in real estate must be in writing to be effective.
  所有与房地产交易有关的协议都必须以书面形式签订才能生效。
• The Real Estate Council of Ontario (RECO) does not provide any representation forms.
  安大略省房地产委员会 (RECO) 不提供任何代表表格。
• A Seller Representation relationship is created when a Listing Agreement is signed.
  签署《挂牌协议》后，即建立卖方代理关系。
• A Buyer Representation relationship is created when a Buyer Representation Agreement is signed.
  签订《买方代表协议》后，买方代表关系即告成立。
• Minimum Content: The agreement must include information such as the Effective Date (date of commencement), one definite Expiry Date, services to be provided, total remuneration, remuneration to co-operating brokerage and how the remuneration is to be calculated.
  最低限度内容：协议必须包括生效日期（开始日期）、明确的终止日期、提供的服务、报酬总额、合作经纪人的报酬以及如何计算报酬等信息。
• More than 6 Months: If the agreement is for a period of more than six months, the party must give their consent using initials on the first page of agreement.
  超过 6 个月：如果协议期限超过 6 个月，当事人必须在协议第一页用首字母缩写表示同意。
• Copies of Agreements: Copies of representation agreements must be delivered immediately upon signing.
  协议副本：代理协议副本必须在签署后立即交付。

1.6 Providing Services to Sellers
1.6 为卖方提供服务

Due Diligence  尽职调查

• Confirm that the seller has made all the disclosures as required by law.
  确认卖方已按照法律要求披露所有信息。
• Discover all relevant information and material facts and make disclosures to other parties.
  发现所有相关信息和重要事实，并向其他各方披露。
• Demonstrate competence, skills, judgement when providing opinions, advice, or information.
  在提供意见、建议或信息时展示能力、技能和判断力。
• Refer the seller to third-party professionals when some matter is beyond salesperson’s education or experience.
  当某些问题超出销售人员的教育或经验范围时，将卖方介绍给第三方专业人士。

Before the Listing  上市前

• Salespersons should have a visual walkthrough of the property to identify any material facts that must be disclosed and/or any issue that must be addressed before listing.
  销售人员应对房产进行直观考察，以确定必须披露的任何重要事实和/或必须在上市前解决的任何问题。
• Detailed notes about lot size, age and condition of the structure, features, defects, and safety issues should be made.
  应详细记录地块面积、结构年代和状况、特征、缺陷和安全问题。
• The salesperson should obtain documentation from the seller, which helps in reducing the risk of errors and omissions.
  销售人员应从卖方处获取文件，这有助于减少错误和遗漏的风险。
• Any material facts or defects identified should be disclosed to the seller and potential buyers.
  应向卖方和潜在买方披露已查明的任何重要事实或缺陷。
• The seller should be informed about various marketing options, including the local listing service, open houses, photographs, virtual tours, and For Sale sign.
  卖方应了解各种营销方式，包括当地挂牌服务、开放日、照片、虚拟游览和出售标志。
• Although it is the seller who decides the list price, a salesperson can help the seller estimate the market value of their property and arrive at a reasonable listing price using a Comparative Market Analysis (CMA).
  虽然挂牌价由卖方决定，但销售人员可以帮助卖方估算其房产的市场价值，并通过比较市场分析（CMA）得出合理的挂牌价。
• The selling costs are explained to the seller, which include legal fees, penalty for early discharge of mortgage, moving costs, and remuneration to the brokerage.
  向卖方解释的出售成本包括法律费用、提前解除抵押贷款的罚金、搬家费和中介报酬。

During the Listing  上市期间

• Review the Listing Agreement with the seller and confirm that they understand its contents.
  与卖方一起审阅《挂牌协议》，并确认他们了解协议内容。
• Explain the process of showing to the seller, advise them to keep the property clean and explain how safe access is provide using a lock box.
  向卖方解释看房流程，建议他们保持房产清洁，并解释如何使用锁箱提供安全通道。
• Co-ordinate showing with the seller and keep the seller informed at different stages.
  与卖方协调展示事宜，并在不同阶段向卖方通报情况。
• If the seller desires so, the salesperson should qualify potential buyers before showings.
  如果卖方愿意，销售人员应在看房前对潜在买家进行资格审查。
• Explain the offer process to the seller, including in-person and electronic offer presentations.
  向卖方解释报价流程，包括当面报价和电子报价演示。
• Be fully informed and keep the seller updated on current market conditions.
  充分了解情况，随时向卖方通报当前的市场状况。

Managing the Transaction
管理交易

• The seller should be explained the offer presentation process and that the buyer’s salesperson may attend the presentation.
  应向卖方解释报价演示流程，并说明买方的销售人员可以参加演示。
• The salesperson should ensure that all offers received are presented in a timely manner with the ‘irrevocable’ time in the offer.
  销售人员应确保及时提交所有收到的报价，并在报价中注明 "不可撤销 "的时间。
• The terms and conditions of the offers should be reviewed with the seller.
  应与卖方一起审查出价的条款和条件。
• The seller should be advised to accept, reject, or counter the offer in order to negotiate with the buyer, based on existing market conditions.
  应建议卖方接受、拒绝或反驳报价，以便根据现有市场条件与买方进行谈判。
• After acceptance, the salesperson co-ordinates appointments with the seller to provide access to the property for inspections and viewings.
  验收合格后，销售人员会与卖方协调预约，以便卖方能够进入房产进行检查和看房。
• The salesperson will then follow up to monitor fulfillment of conditions and exchanging documents with the co-operating brokerage to ensure smooth completion of the transaction.
  然后，销售人员将跟进监督条件的履行情况，并与合作经纪公司交换文件，确保交易顺利完成。

Potential Outcomes of Negotiations
谈判的潜在结果

• Win-Win: The seller gets the desired price, and the buyer gets the desired property.
  双赢：卖方得到理想的价格，买方得到理想的房产。
• Win-Lose: The seller wins by getting the asking price, but the buyer may have to spend money to repair the property after closing.
  双输：卖方获得要价，但买方可能需要在成交后花钱修缮房产。
• Lose-Lose: The seller misses the opportunity to sell the property and the buyer misses the desired property.
  双输：卖方错失出售房产的机会，买方错失心仪的房产。
• No Outcome (No Result): The seller decides not to sell, and the buyer decides not to proceed further with negotiations.
  无结果（没有结果）：卖方决定不出售，买方决定不再继续谈判。

Seller Customers  卖方客户

• Some sellers may select to become customers due to their previous selling and negotiating experience, not wanting to list their property on the local listing service, or for saving the costs (remuneration/commission).
  有些卖家可能会因为之前的销售和谈判经验、不想在当地挂牌服务机构挂牌，或者为了节省成本（报酬/佣金）而选择成为客户。
• This may also occur when the buyer is already a client of the brokerage who is looking to buy a property which is For Sale by Owner (FSBO).
  如果买方已经是经纪公司的客户，并希望购买业主出售（FSBO）的房产，也可能出现这种情况。
• Salesperson’s Duties:  销售人员的职责
• Explain the service alternatives to the seller.
  向卖方解释替代服务。
• Document the Seller Customer Agreement.
  记录卖方客户协议。
• Showing the property and presenting the offer.
  展示房产并提出报价。
• Deliver offer, counter offer, and other relevant documents.
  交付要约、还价和其他相关文件。
• Sub Agency: An authorization by one agent (brokerage) to another agent (brokerage) to assist the client in selling or purchasing real estate with the written consent of the client.
  分代理：经客户书面同意，一名代理（经纪公司）授权另一名代理（经纪公司）协助客户销售或购买房地产。
• The sub agent has same obligations to the client as the agent.
  分代理人对客户的义务与代理人相同。

1.7 Providing Services to Buyers
1.7 为买方提供服务

Before the Showing  展示前

• Salespersons should discuss and identify the buyer’s needs and wants in terms of their preference of location, type, and style of home, and specific features in the desired home.
  销售人员应与购房者讨论并确定他们的需求和愿望，包括对房屋位置、类型和风格的偏好，以及所需房屋的具体功能。
• Buyers should be informed about the range of costs they will incur, such as legal fees, land transfer tax, and closing adjustments.
  购房者应了解他们将产生的各种费用，如律师费、土地转让税和过户调整费。
• The buyer should be pre-qualified in terms of price range of properties and encouraged to consult their lender to obtain pre-approval for a mortgage loan.
  买方应预先了解房产的价格范围，并鼓励其咨询贷款机构以获得抵押贷款的预先批准。
• When searching for suitable properties, salespersons must inform the buyers about all the properties available for sale irrespective of the remuneration they will receive.
  在寻找合适的物业时，销售人员必须将所有待售物业告知买方，而不论他们将获得多少报酬。
• If possible, the salesperson should inspect properties in advance and verify the information provided by the sellers or the listing brokerage.
  如果可能，销售人员应事先考察房产，并核实卖方或挂牌经纪公司提供的信息。

Showing Properties  显示属性

• Salespersons should provide update on existing market conditions to the buyers and accompany them for showing properties, including visits to open houses.
  销售人员应向购房者提供现有市场状况的最新信息，并陪同购房者看房，包括参观开放日。
• Information about neighbourhood, schools, shopping, recreational facilities, and public transit should be provided to the buyers.
  应向购房者提供有关社区、学校、购物、娱乐设施和公共交通的信息。
• Salespersons have an obligation to discover and disclose relevant material facts of the selected property.
  销售人员有义务发现并披露所选房产的相关重要事实。

Managing the Transaction
管理交易

• Information on comparable properties helps the buyer make an assessment of market value of the selected property.
  可比房产信息有助于买方评估所选房产的市场价值。
• At the offer stage, the salesperson drafts the offer, advises the buyer on the terms and conditions, promotes the buyer’s best interests, and negotiates the offer on behalf of the buyer.
  在要约阶段，销售人员负责起草要约，就条款和条件向买方提供建议，促进买方的最佳利益，并代表买方就要约进行谈判。
• When the offer is accepted, the salesperson helps the buyer in performing the due diligence in a timely manner, which includes mortgage approval, home inspection, preparing and sending documents, and obtaining home insurance.
  当报价被接受后，销售人员会帮助买方及时完成尽职调查，包括抵押贷款审批、房屋检查、准备和发送文件以及办理房屋保险。
• The salesperson accompanies the buyer for pre-closing inspection and recommends legal advice if any issues are discovered.
  销售人员陪同买方进行成交前检查，并在发现任何问题时建议提供法律咨询。

Buyer Customers  买方客户

• Code of Ethics requires that salespersons must treat their buyer customers with fairness, honesty, and with integrity.
  《职业道德准则》要求销售人员必须公平、诚实、正直地对待买方客户。
• Services are limited and salespersons are not required to keep a customer’s information confidential.
  服务是有限的，销售人员无需对客户信息保密。
• Salespersons Duties:  销售员职责
• Avoid misrepresentation and exercise due care when answering questions and providing information.
  在回答问题和提供信息时，应避免失实陈述并保持应有的谨慎。
• Disclose any material facts that are known or ought to be known but are not required to research and verify property defects.
  披露任何已知或应知的、但不需要研究和核实财产缺陷的重要事实。
• Provide accurate information but are not required to protect the best interests of the customers.
  提供准确信息，但无需保护客户的最佳利益。

1.8 Dealing with Others
1.8 与他人打交道

Dealing with Other Brokerages and Their Clients
与其他经纪公司及其客户打交道

• Contacting Clients of Other Brokerages: Salespersons who wish to communicate with the seller/buyer clients of other brokerages or want to get more information must do so through that brokerage.
  联系其他经纪公司的客户：如果销售人员希望与其他经纪公司的卖方/买方客户联系，或希望获得更多信息，则必须通过该经纪公司进行。
• A listing salesperson should contact the buyer through co-operative brokerage.
  挂牌销售人员应通过合作经纪公司联系买方。
• A buyer’s salesperson should contact the seller through listing brokerage.
  买方销售人员应通过挂牌经纪公司联系卖方。
• This does not apply when a seller or buyer has given written permission to their brokerage that salespersons from other brokerages can communicate directly with them.
  如果卖方或买方已书面许可其经纪公司让其他经纪公司的销售人员与他们直接沟通，则不适用此规定。
• Existing Representation Agreements: Registrants must not induce a client of another brokerage to terminate their existing contract (agreement) with their brokerage.
  现有代理协议：注册人不得诱使另一家经纪公司的客户终止与其经纪公司的现有合同（协议）。
• Breaking the Agreement of Purchase and Sale: Registrants must not induce any person to break their existing Agreement of Purchase and Sale in order to enter into another agreement.
  破坏买卖协议：注册人不得诱使任何人违反现有的买卖协议以签订另一份协议。
• This also apply to inducing an individual to break an existing Customer Service Agreement with another brokerage.
  这也适用于诱使个人违反与另一家经纪公司的现有客户服务协议。
• Fairness, Honesty, and Integrity: Registrants must deal with every person, including salespersons, clients, and customers of other brokerages with fairness, honesty, and with integrity.
  公平、诚实和正直：注册人必须公平、诚实和正直地对待每一个人，包括销售人员、客户和其他经纪公司的客户。

Table of Contents  目录

2. REPRESENTATION AND CUSTOMER SERVICE AGREEMENTS
2.代表和客户服务协议

2.1 Obligations of the Registrant, Seller, and Buyer
2.1 注册人、卖方和买方的义务

Information Before Agreement
签订协议前的信息

• Section 10 of the Code of Ethics requires that registrants must provide certain information to sellers and buyers before entering into an agreement.
  《职业道德规范》第 10 条要求注册人在签订协议前必须向卖方和买方提供某些信息。
• They must clearly explain the nature of services provided and difference in services provided to clients, customers, and to third parties.
  他们必须清楚地解释所提供服务的性质以及向客户、顾客和第三方提供服务的不同之处。
• The fact that the brokerage may provide client services to both the buyer and the seller in the same transaction (multiple representation).
  经纪公司可在同一交易中同时为买卖双方提供客户服务（多重代理）。
• The fact that the brokerage may provide client services to one party and customer services to the other party in the same transaction.
  在同一交易中，经纪公司可能向一方提供客户服务，也可能向另一方提供客户服务。
• Specific information must also be included in the agreement documentation.
  协议文件中还必须包括具体信息。
• The agreement must be reduced to writing at the earliest practical opportunity and before an offer is made.
  协议必须在发出要约之前尽早形成书面形式。

Documenting the Relationship
记录关系

• Minimum Content of the Agreement: There must be an Effective Date (Date of Commencement) and one definite Expiry Date.
  协议的最低限度内容：必须有一个生效日期（开始日期）和一个明确的终止日期。
• Both dates must be on the first page of the agreement.
  两个日期都必须写在协议的第一页上。
• The agreement must include the amount of total remuneration, how it is calculated, and how it is paid.
  协议必须包括报酬总额、计算方法和支付方式。
• The remuneration for co-operating brokerage (if any) must be mentioned.
  必须提及合作经纪人的报酬（如有）。
• The agreement must include the services that will be provided.
  协议必须包括将提供的服务。
• More than 6 Months: If agreement period is more than 6 months, the client’s written consent is required next to the expiry date on the first page.
  超过 6 个月：如果协议期限超过 6 个月，则需要在第一页到期日旁边获得客户的书面同意。
• Copies of Written Agreement: Copies of the written agreement must be provided to the parties immediately upon signing.
  书面协议副本：书面协议副本必须在签署后立即提供给双方。
• Verbal Agreement: If there is a verbal agreement with a buyer or a seller, whether it is a client or a customer, the agreement must be reduced to writing at the earliest practical opportunity but before an offer is made.
  口头协议：如果与买方或卖方（无论是客户还是顾客）达成口头协议，则必须在实际可行的情况下尽早将协议转化为书面形式，但必须在发出要约之前。
• Claim for Remuneration: A registrant cannot claim remuneration unless there is a written agreement that is signed by the party who will pay the remuneration.
  索要报酬：除非有支付报酬的一方签署的书面协议，否则登记人不得索要报酬。
• If the agreement is not in writing, REBBA provides that remuneration may be payable when:
  如果协议不是书面的，REBBA 规定在以下情况下可以支付报酬
• A salesperson has conveyed a written offer that is accepted by the seller,
  销售人员发出书面要约，并被卖方接受、
• A salesperson shows a property to the buyer, who later purchases the property, or
  销售人员向买方展示房产，买方随后购买房产，或
• The salesperson introduces the seller and the buyer for the purpose of discussing the purchase or sale of an interest in real estate.
  销售人员介绍卖方和买方，目的是讨论房地产权益的买卖。
• Remuneration Calculations: Remuneration cannot be based on the difference in list price and the sale price.
  酬金计算：酬金不能基于挂牌价和售价之间的差额。
• Remuneration can be a percentage of sale price, a fixed amount, or a combination of both.
  酬金可以是销售价格的某个百分比，也可以是固定金额，或两者兼而有之。
• Remuneration can also be charged as a series of percentages, which must be in descending order as the sale price goes up.
  酬金也可以按一系列百分比收取，这些百分比必须随着销售价格的上升而依次递减。
• Disclosure of Direct or Indirect Benefit: If the registrant is receiving any direct or indirect benefit, such as a referral fee or a gift, the fact must be disclosed to the clients at the earliest practical opportunity.
  披露直接或间接利益：如果注册人获得任何直接或间接利益，如介绍费或礼物，则必须尽早向客户披露这一事实。
• Remuneration from the Same Trade: A brokerage cannot claim remuneration from a seller and then claim another remuneration from the buyer for the same trade under a different agreement.
  来自同一交易的报酬：经纪公司不能先向卖方索要报酬，然后再根据不同的协议就同一交易向买方索要报酬。
• However, this does not apply when a disclosure to this fact is made to both parties and written consent is obtained.
  但是，如果向双方披露了这一事实并获得了书面同意，则不适用此规定。
• Fixed Remuneration: The registrant cannot directly or indirectly convey to any party that remuneration is fixed by their brokerage, the real estate board, or any regulatory authority.
  固定薪酬：注册人不能直接或间接地向任何一方传达薪酬由其经纪公司、房地产委员会或任何监管机构确定的信息。
• Showing Properties: The buyer must be shown all properties that match their search criteria.
  展示房产：必须向买方展示符合其搜索条件的所有房产。
• This must be done without any regard to the remuneration to the brokerage or the salesperson.
  必须在不考虑经纪公司或销售人员报酬的情况下这样做。
• Unexpired Agreement: No claim for remuneration can be made if the registrant knows that the seller has an unexpired agreement with another brokerage.
  未到期协议：如果登记人知道卖方与另一家经纪公司有未到期的协议，则不能提出报酬索赔。
• The salesperson must make enquiries before entering into an agreement with the seller.
  在与卖方签订协议之前，销售人员必须进行查询。
• Disclosure of Representation Relationship: A brokerage cannot enter into a relationship with more than one party to a transaction unless a disclosure to this effect is made and written consent is obtained from all parties.
  披露代理关系：经纪公司不得与交易的一个以上当事方建立代理关系，除非就此进行披露并获得所有当事方的书面同意。
• This applies to both concurrent representation as well as multiple representation situations.
  这既适用于同时代理的情况，也适用于多重代理的情况。
• Inaccurate Representations: The registrant must not knowingly make any inaccurate representations about services provided, either verbally or in any advertisement.
  不准确表述：注册人不得在知情的情况下口头或在任何广告中对所提供的服务作出任何不准确的陈述。
• Insurance Requirements: All registrants must be insured under the RECO insurance program, and this fact must be disclosed in writing to potential buyers and sellers.
  保险要求：所有注册者都必须在 RECO 保险计划下投保，而且必须以书面形式向潜在买家和卖家披露这一事实。

Seller's and Buyer's Legal Obligations
卖方和买方的法律义务

• Indemnification: To compensate the brokerage for loss or damage incurred when carrying out lawful duties under the agreement.
  赔偿：补偿经纪商在履行协议规定的合法职责时遭受的损失或损害。
• The duty to pay the brokerage for expenses incurred during performance of duties does not apply because the brokerage is being paid remuneration.
  向经纪人支付履行职责期间发生的费用的义务并不适用，因为经纪人是有报酬的。
• The seller also indemnifies the brokerage for the losses incurred during performance of duties.
  卖方还要赔偿经纪公司在履行职责过程中造成的损失。
• This does not apply when the loss to the seller is due to gross negligence of the brokerage.
  如果卖方的损失是由于经纪公司的重大过失造成的，则不适用该条款。
• Remuneration: It is set out as the commission paid to the brokerage for securing a valid agreement to purchase the property.
  报酬：它是支付给中介的佣金，以确保达成有效的购房协议。
• Seller’s Obligations Under Representation Agreement: The seller agrees to pay remuneration if the agreement does not complete due to seller’s default or neglect.
  卖方在代理协议下的义务：如果由于卖方违约或疏忽导致协议无法完成，卖方同意支付报酬。
• The seller agrees to inform the brokerage immediately if they receive any direct inquiries or offers from any source during the term of the agreement.
  卖方同意，如果在协议有效期内收到任何来源的直接询价或报价，将立即通知经纪公司。
• Buyer’s Obligations Under Representation Agreement: The buyer agrees to pay remuneration if the agreement does not complete due to buyer’s default or neglect.
  买方在代理协议下的义务：如果因买方违约或疏忽导致协议无法完成，买方同意支付报酬。
• The buyer agrees to inform the brokerage if they come across any property of interest during the term of the agreement and agree to submit any offers through the brokerage.
  买方同意在协议有效期内遇到任何感兴趣的房产时通知经纪公司，并同意通过经纪公司提交任何报价。

2.2 Seller Representation Agreement (Listing Agreement)
2.2 卖方代表协议（上市协议）

Types of Listings  列表类型

• Open: This is also known as ‘For Sale by Owner’ listing.
  开放：这也被称为 "业主出售 "列表。
• The seller may ask many brokerages to sell the property without any liability to compensate any of them, except that brokerage which brings in a buyer and sells the property.
  卖方可以要求许多经纪公司出售房产，而无需对任何一家经纪公司承担任何赔偿责任，但带来买方并出售房产的经纪公司除外。
• In this case, the seller is free to sell the property privately in order to save remuneration.
  在这种情况下，卖方可以自由地私下出售房产，以节省报酬。
• Exclusive: The seller gives the sole right of selling the property to a single brokerage as per terms of the Listing Agreement, for a specified period of time (Listing Period).
  独家：卖方根据挂牌协议的条款，在规定的时间内（挂牌期），将出售房产的唯一权利授予一家经纪公司。
• This type of listing is a measure of confidence from the seller and there is an assurance of remuneration to the brokerage.
  这种类型的挂牌是卖方对经纪公司的一种信任，也是对经纪公司报酬的一种保证。
• MLS®: This is a special form of Exclusive Listing with the added advantage of exposure on the MLS® database (local listing service).
  MLS®：这是一种特殊形式的独家挂牌，其额外优势是可以在 MLS® 数据库（本地挂牌服务）中曝光。
• Remuneration is typically shared between the listing brokerage and the co-operating brokerage.
  报酬通常由上市经纪公司和合作经纪公司共同承担。

The Listing Agreement  上市协议

• The Seller Representation Agreement (Listing Agreement) establishes an agency relationship between the seller and the listing brokerage and sets out obligations of each party during the term of the agreement.
  卖方代表协议》（《挂牌协议》）确立了卖方与挂牌经纪公司之间的代理关系，并规定了双方在协议期内的义务。
• Under this agreement, the seller gives authority to the brokerage to market and sell the property for a specific period of time, known as the Listing Period.
  根据该协议，卖方授权经纪公司在一段特定时间内（称为 "挂牌期"）营销和销售房产。
• REBBA Code of Ethics requires that the agreement must be reduced to writing and signed by the registrant prior to any offer submitted by a buyer.
  REBBA 职业道德准则》规定，在买方提交任何要约之前，必须将协议转化为书面形式并由注册人签署。
• Copy of the agreement must be delivered to the seller immediately after signing.
  协议副本必须在签署后立即交付卖方。

Key Provisions in the Listing Agreement
上市协议的主要条款

• The Remuneration/Commission Clause: This clause specifies the total remuneration as a percentage of sale price or as a flat fee.
  报酬/佣金条款：该条款规定了按销售价格的百分比或固定费用计算的总报酬。
• The seller agrees to pay remuneration if the sale does not close due to seller’s default.
  如果由于卖方违约导致销售无法完成，卖方同意支付报酬。
• The brokerage has the right to apply the deposit first to reduce the remuneration obligation of the seller.
  经纪公司有权首先使用定金来减少卖方的报酬义务。
• The seller pays the deficiency between the deposit and the total remuneration.
  卖方支付定金与报酬总额之间的差额。
• The seller agrees to pay the applicable taxes on remuneration.
  卖方同意支付适用的报酬税。
• Enquiries and Offers: The seller agrees to refer all enquiries during listing period to the listing brokerage.
  查询和报价：卖方同意在挂牌期间将所有询问转给挂牌经纪公司。
• Seller agrees to forward all offers to the listing brokerage that come directly to him.
  卖方同意将所有直接向其提出的报价转给挂牌经纪公司。
• Family Law Act and Spousal Consent: The seller must get Spousal Consent if the property is a matrimonial home and only one spouse is on the title.
  《家庭法法案》和配偶同意书：如果房产是婚姻住所，且产权证上只有配偶一方，则卖方必须获得配偶同意。
• Otherwise, the seller provides a warranty in the Family Law Act clause that Spousal Consent is not required.
  否则，卖方在《家庭法》条款中保证无需配偶同意。
• Contact After Expiry: This box provides contact options to the seller when the listing period expires, and the property does not sell.
  到期后联系：此框提供挂牌期满且房产未售出时联系卖方的选项。
• Does: The seller consents to other brokerages to contact him after expiry to discuss further listing and marketing of the property.
  是否：卖方同意其他经纪公司在期满后与其联系，讨论进一步挂牌和营销该房产的事宜。
• Does Not: The seller does not consent to other brokerages to contact him after expiry to discuss listing and marketing of the property.
  不同意：卖方不同意其他经纪公司在期满后与其联系，讨论房产上市和营销事宜。

Holdover (Commission Clause)
暂留（佣金条款）

• As per the wording of this provision, remuneration is payable if the property is shown to a buyer during the listing period but is subsequently sold privately to the same buyer after expiry of the agreement but during the holdover period.
  根据该条款的措辞，如果在挂牌期间向买方展示了房产，但随后在协议期满后但在保留期内被私下出售给同一买方，则应支付报酬。
• If the property is subsequently listed with a different brokerage, the difference in remuneration applies.
  如果房产随后在另一家经纪公司挂牌，则适用酬金差额。
• The holdover period is typically 60 to 90 days, or as agreed by the parties.
  保留期一般为 60 至 90 天，或经双方同意。
• The obligation of the seller under Holdover to pay remuneration applies even if the agreement period has expired.
  即使协议期已过，卖方仍有义务根据 "保留期 "支付报酬。
• The closing date of the sale is not irrelevant in this case.
  在本案中，销售截止日期并非无关紧要。
• Example: Seller Smart lists his home with Cram Realty Inc. at 5% total remuneration. The listing period is from April $1^{\text{st}}$$1^{\text{st }}$1^("st ")1^{\text {st }} to June ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }}. The holdover period is 90 days after the expiry date. Buyer Bright is shown the property on June ${20}^{\text{th}}$${20}^{\text{th }}$20^("th ")20^{\text {th }}, which is during the agreement period.
  举例卖方 Smart 将其房屋挂牌给 Cram Realty Inc.，酬金总额为 5%。挂牌期为 4 月 $1^{\text{st}}$$1^{\text{st }}$1^("st ")1^{\text {st }} 至 6 月 ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }} 。期满后的保留期为 90 天。买方 Bright 于 6 月 ${20}^{\text{th}}$${20}^{\text{th }}$20^("th ")20^{\text {th }} 看房，该日期在协议期内。
• Remuneration Payable: The seller waits for expiry of the listing period and sells it privately to the same buyer Bright on July $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }}. Cram Realty Inc. may claim full remuneration.
  应付酬金：卖方等待挂牌期满，于 7 月 $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }} 日私下出售给同一买方 Bright。Cram Realty Inc. 可索要全部酬金。
• Difference in Remuneration Payable: After expiry of the listing period on June ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }}, the seller lists the property with Power Realty Inc. at 4% remuneration. The same buyer Bright buys the property on July $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }}. Cram Realty Inc. may claim the difference in remuneration, which is $1\mathrm{\%}$$1\mathrm{\%}$1%1 \%.
  应付酬金差额：在 6 月 ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }} 的挂牌期结束后，卖方以 4% 的酬金将该房产挂牌给 Power Realty Inc.同一买方 Bright 于 7 月 $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }} 日购买了该房产。Cram Realty Inc. 可以要求支付报酬差额，即 $1\mathrm{\%}$$1\mathrm{\%}$1%1 \% 。
• No Remuneration Payable: After expiry of the listing period on June ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }}, the seller lists the property with Power Realty Inc. at 6% remuneration (higher remuneration). The same buyer Bright buys the property on July $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }}. Cram Realty Inc. cannot claim any remuneration because the new remuneration is higher than the old remuneration.
  不支付酬金：在 6 月 ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }} 挂牌期结束后，卖方以 6% 的酬金（较高酬金）在 Power Realty Inc.同一买方 Bright 于 7 月 $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }} 日购买了该房产。Cram Realty Inc. 不能索要任何报酬，因为新报酬高于旧报酬。

Signatures and Initials  签名和缩写

• Salespersons should make their best efforts to ensure that each person who signs the agreement also inserts the date.
  销售人员应尽最大努力确保每个在协议上签字的人也插入日期。
• The salesperson signs on behalf of the brokerage and also witnesses the signatures of the sellers.
  销售人员代表经纪公司签字，并见证卖方签字。
• Spousal Consent: This section is signed by the non-owner spouse if the property is a matrimonial home.
  配偶同意书：如果房产是婚姻住所，本部分由非所有者配偶签署。
• Initials: The sellers and the salesperson insert their initials at the bottom of all pages except the signature page.
  首字母缩写：卖方和销售人员在除签名页之外的所有页面底部填写姓名缩写。
• Declaration of Insurance: The salesperson signs this section to inform the sellers that they are insured under the RECO insurance program.
  保险声明：销售人员签署此部分，告知卖方他们已在 RECO 保险计划下投保。
• Acknowledgement: The sellers sign this section to acknowledge that they have read and understood the terms of the agreement and have received a copy of the agreement.
  确认：卖方签署本部分，确认已阅读并理解协议条款，并已收到协议副本。

2.3 Buyer Representation Agreement
2.3 买方代表协议

Creating Agency Relationship
建立代理关系

• The Buyer Representation Agreement establishes an agency relationship between the brokerage and the buyer.
  《买方代表协议》确立了经纪公司与买方之间的代理关系。
• It sets out the obligations of both parties and time limits for the authority given by the buyer.
  它规定了双方的义务和买方授权的时限。
• REBBA Code of Ethics requires that the agreement must be reduced to writing and signed by the registrant prior to any offer submitted by the buyer.
  REBBA 职业道德准则》规定，在买方提交任何要约之前，必须将协议转化为书面形式并由注册人签署。
• Copy of the agreement must be delivered to the buyer immediately after signing.
  协议副本必须在签署后立即交付买方。

Understanding Key Provisions
了解关键条款

• This agreement establishes an Exclusive Buyer Representation relationship between the brokerage and the buyer.
  该协议确立了经纪公司与买方之间的独家买方代理关系。
• The pre-printed wording provides general description of property and location.
  预印字样提供了财产和位置的一般描述。
• The agreement states that the buyer may not be shown all available properties that may be of interest to the buyer.
  协议规定，可能不会向买方展示买方感兴趣的所有可用房产。
• The buyer may sign representation agreement with more than one brokerage if Geographic Location or if the Property Type is different.
  如果地理位置或物业类型不同，买方可与多家经纪公司签订代理协议。
• The buyer agrees that Multiple Representation may occur. In this case, the brokerage will get written consent of the parties at the earliest practical opportunity but before an offer is presented.
  买方同意可能出现多重代理。在这种情况下，经纪公司将尽早获得双方的书面同意，但必须在提出报价之前。
• The agreement includes a Disclaimer that the brokerage shall not be held responsible for environmental conditions, hazards, and other physical conditions of land or improvements.
  该协议包括一项免责声明，即经纪公司不对土地或改良工程的环境条件、危险和其他物理条件负责。
• The information provided by the seller will also not be warranted as accurate and the buyer must take expert advice in these matters.
  卖方提供的信息也不保证准确无误，买方在这些问题上必须听取专家的意见。
• The buyer is informed that, if appropriate, a Credit Report may be referred to in connection with this transaction to comply with the Consumer Reporting Act.
  买方被告知，为遵守《消费者报告法》，在适当情况下，可能会参考与本交易相关的信用报告。

Remuneration Details  薪酬详情

• The Buyer Representation Agreement includes remuneration arrangements and buyer responsibilities if case the remuneration is not paid by the seller or the listing brokerage.
  如果报酬不是由卖方或挂牌经纪公司支付，则买方代表协议包括报酬安排和买方责任。
• Remuneration is typically payable either by the seller/listing brokerage or the buyer.
  报酬通常由卖方/上市经纪公司或买方支付。
• The brokerage shall inform the buyer how much remuneration is being paid by the sellers.
  经纪公司应告知买方卖方支付了多少报酬。
• The buyer agrees that if the seller or listing brokerage does not pay remuneration then buyer will be responsible to pay the agreed remuneration.
  买方同意，如果卖方或挂牌经纪公司不支付酬金，买方将负责支付约定的酬金。
• The buyer is also responsible for any difference between the remuneration paid by the seller and the remuneration specified in the agreement.
  买方还需承担卖方支付的报酬与协议规定的报酬之间的任何差额。

Holdover (Commission Clause)
暂留（佣金条款）

• As per the wording of this provision, remuneration is payable if the property is shown to a buyer during the agreement period, but the same property is subsequently purchased privately by the buyer after expiry of the agreement period but during the holdover period.
  根据该条款的措辞，如果在协议期内向买方展示了房产，但随后买方在协议期满后但在保留期内私下购买了同一房产，则应支付报酬。
• If the buyer signs a Buyer Representation Agreement with a different brokerage, the difference in remuneration may be payable.
  如果买方与另一家经纪公司签订了《买方代表协议》，则可能需要支付报酬差额。
• The holdover period is typically 60 to 90 days or as agreed by the parties.
  保留期通常为 60 至 90 天，或经双方同意。
• The obligation of the buyer under Holdover to pay remuneration applies even if the agreement period has expired.
  即使协议期已过，买方仍有义务根据 "保留期 "支付报酬。
• The closing date of the sale is not irrelevant in this case.
  在本案中，销售截止日期并非无关紧要。
• Example: Buyer Bright has signed a Buyer Representation Agreement with Power Realty Inc. The agreement period is from April $1^{\text{st}}$$1^{\text{st }}$1^("st ")1^{\text {st }} to June ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }}. The holdover period is 90 days after expiry. The agreement specifies a remuneration of $2.5\mathrm{\%}$$2.5\mathrm{\%}$2.5%2.5 \% if the brokerage does not receive any remuneration from the seller/listing brokerage. Buyer Bright is shown a property on June ${20}^{\text{th}}$${20}^{\text{th }}$20^("th ")20^{\text {th }}, which is during the agreement period.
  示例：买方 Bright 已与 Power Realty Inc.协议期限为 4 月 $1^{\text{st}}$$1^{\text{st }}$1^("st ")1^{\text {st }} 至 6 月 ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }} 。期满后的保留期为 90 天。协议规定，如果经纪公司没有从卖方/上市经纪公司获得任何报酬，则报酬为 $2.5\mathrm{\%}$$2.5\mathrm{\%}$2.5%2.5 \% 。买方 Bright 于 6 月 ${20}^{\text{th}}$${20}^{\text{th }}$20^("th ")20^{\text {th }} 日看中一处房产，该日期在协议期内。
• Remuneration Payable: The buyer waits for expiry of the agreement period and later buys the same property privately from the seller on July $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }}. Power Realty Inc. may claim full remuneration.
  应付酬金：买方等待协议期满，随后于 7 月 $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }} 日从卖方处私下购买同一房产。Power Realty Inc. 可要求支付全部酬金。
• Difference in Remuneration Payable: After expiry of the agreement period on June ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }}, buyer Bright signs another Buyer Representation Agreement with Cram realty Inc. at 1% remuneration. Bright buys the same property which was earlier shown to him by Power Realty Inc. property on July $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }}. Power Realty Inc. may claim the difference in remuneration, which is $1.5\mathrm{\%}$$1.5\mathrm{\%}$1.5%1.5 \%.
  应付酬金差额：在 6 月 ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }} 日协议期满后，买方 Bright 以 1%的报酬与 Cram Realty Inc.Bright 于 7 月 $5^{\text{th}}$$5^{\text{th }}$5^("th ")5^{\text {th }} 日购买了 Power Realty Inc.Power Realty Inc. 可以要求支付报酬差额，即 $1.5\mathrm{\%}$$1.5\mathrm{\%}$1.5%1.5 \% 。
• No Remuneration Payable: After expiry of the agreement period on June ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }}, buyer Bright signs another Buyer Representation Agreement with Cram Realty Inc. at 3% remuneration. Bright buys the same property which was earlier shown to him by Power Realty Inc. property on July $5{}^{\text{th}}$$5{}^{\text{th }}$5^("th ")5{ }^{\text {th }}. Power Realty Inc. may not claim any remuneration because the new remuneration is higher than the old remuneration.
  不支付酬金：6 月 ${30}^{\text{th}}$${30}^{\text{th }}$30^("th ")30^{\text {th }} 日协议期满后，买方 Bright 与 Cram Realty Inc. 签订了另一份买方代理协议，酬金为 3%。Bright 于 7 月 $5{}^{\text{th}}$$5{}^{\text{th }}$5^("th ")5{ }^{\text {th }} 日购买了 Power Realty Inc.由于新酬金高于旧酬金，因此 Power Realty Inc.

Other Obligations of the Buyer
买方的其他义务

• The buyer agrees to submit all offers through the brokerage during the agreement period.
  买方同意在协议期内通过经纪公司提交所有报价。
• The buyer is obligated to pay remuneration if the sale does not close due to buyer’s default.
  如果由于买方违约导致销售无法完成，买方有义务支付报酬。
• The brokerage has the right to apply the deposit first to the remuneration.
  经纪公司有权将押金优先用于支付报酬。
• The remuneration obligation in Holdover Period applies.
  适用持有期的薪酬义务。
• The buyer agrees to pay the deficiency in remuneration if the remuneration received from the seller/listing brokerage is less than remuneration specified in the agreement.
  如果从卖方/上市经纪公司收到的报酬低于协议规定的报酬，买方同意支付报酬差额。
• The buyer agrees to pay the applicable taxes on remuneration.
  买方同意支付适用的报酬税。

Signatures and Initials  签名和缩写

• Salespersons should make their best efforts to ensure that each person who signs the agreement also inserts the date.
  销售人员应尽最大努力确保每个在协议上签字的人也插入日期。
• The salesperson signs on behalf of the brokerage and also witnesses the signatures of the buyers.
  销售人员代表经纪公司签字，并见证买方签字。
• Initials: The buyers and the salesperson insert their initials at the bottom of all pages except the signature page.
  首字母缩写：除签名页外，买方和销售人员在所有页面的底部签署姓名缩写。
• Declaration of Insurance: The salesperson signs this section to inform the buyers that they are insured under the RECO insurance program.
  保险声明：销售人员签署此部分，告知买方他们已在 RECO 保险计划下投保。
• Acknowledgement: The buyers sign this section to acknowledge that they have read and understood the terms of the agreement and have received a copy of the agreement.
  确认：买方签署本部分，确认已阅读并理解协议条款，并已收到协议副本。

2.4 Customer Service Agreements
2.4 客户服务协议

Note: Please refer to the Customer Service Agreements provided in the official course Modules or in the KMS.
注：请参阅正式课程模块或 KMS 中提供的客户服务协议。

REBBA Provisions  REBBA 条款

• The Customer Service Agreement must be in writing and copies must be delivered immediately after signing.
  客户服务协议必须以书面形式签订，签订后必须立即交付副本。
• The buyer or seller customer is not obliged to sign the agreement.
  买方或卖方客户没有签署协议的义务。
• Duties of the brokerage under the standard customer service agreement include -
  根据标准客户服务协议，经纪公司的职责包括
• Ethical Duty to deal fairly, honestly and with integrity.
  公平、诚实和正直的道德义务。
• Legal Duty to exercise due care when answering questions and providing information.
  在回答问题和提供信息时，应履行适当谨慎的法律义务。
• Legal Duty to avoid misrepresentation.
  避免虚假陈述的法律义务。

Seller Customer Service Agreement
卖方客户服务协议

• The Seller Customer Service Agreement is Non-Exclusive, which means that the seller may sign this type of agreement with more than one brokerage.
  《卖方客户服务协议》是非排他性的，这意味着卖方可以与多家经纪公司签订此类协议。
• This form is commonly used to provided customer service to a seller when the buyer is already a client of the brokerage (has signed a Buyer Representation Agreement).
  当买方已是经纪公司的客户（已签署《买方代表协议》）时，该表格通常用于为卖方提供客户服务。
• Since the seller has not listed the property (private sale), the agreement is called Commission Agreement for Property Not Listed.
  由于卖方未将房产挂牌（私人出售），因此该协议称为 "未挂牌房产佣金协议"。
• The agreement confirms that the seller is not a client of the brokerage and is not represented.
  该协议确认卖方不是经纪公司的客户，也不代表经纪公司。
• The agreement includes a warranty that the seller has not listed the property with any other brokerage.
  该协议包括一项保证，即卖方未在任何其他经纪公司挂牌出售该房产。
• Remuneration rate or amount of remuneration is given in the form.
  薪酬率或薪酬金额以表格形式给出。
• The seller agrees that remuneration is still payable if the sale does not close due to seller’s default.
  卖方同意，如果由于卖方违约而未能完成销售，仍应支付报酬。

Buyer Customer Service Agreement
买方客户服务协议

• The Buyer Customer Service Agreement is Non-Exclusive, which means that the buyer may sign this type of agreement with more than one brokerage.
  《买方客户服务协议》是非排他性的，这意味着买方可以与多家经纪公司签订此类协议。
• This form is commonly used to provide customer service to a buyer when the seller is already a client of the brokerage (has signed a Listing Agreement with the brokerage).
  当卖方已是经纪公司的客户（已与经纪公司签署了挂牌协议）时，此表格通常用于为买方提供客户服务。
• The agreement confirms that the buyer is not a client of the brokerage and is not represented.
  该协议确认买方不是经纪公司的客户，也不代表经纪公司。
• The agreement includes a warranty that the buyer has not signed any Buyer Representation Agreement with any other brokerage.
  该协议包括一项保证，即买方未与任何其他经纪公司签署任何《买方代表协议》。
• The agreement confirms that no remuneration is payable by the buyer.
  协议确认买方无需支付任何报酬。
• The buyer is informed that a Credit Report may be referred to in connection with this transaction to comply with The Consumer Reporting Act.
  买方被告知，为遵守《消费者报告法》（The Consumer Reporting Act），本交易可能会参考信用报告。
• Indemnification: The buyer agrees that he has been advised to make his own enquiries about the condition of the property.
  赔偿：买方同意已被建议自行查询房产状况。

2.5 Altering the Representation Agreements
2.5 更改代理协议

Amendments to the Seller Representation Agreement
卖方代表协议的修订

• Additional forms may be used to change the terms, suspend, or terminate a Listing Agreement.
  可使用其他表格更改条款、暂停或终止挂牌协议。
• With each form, the sellers’ signatures, including the signatures of the non-owner spouse, are required to alter a Listing Agreement.
  每份表格都需要卖方的签名，包括非业主配偶的签名，才能更改挂牌协议。
• The date of commencement and date of expiry are included in each of the following forms.
  以下每种表格中都包含了生效日期和失效日期。
• Amendment to Listing Agreement: This form is used to alter the terms of the agreement.
  上市协议修正案：此表格用于更改协议条款。
• These terms may relate to additional services, the terms of remuneration, or to extend the expiry date of the agreement.
  这些条款可能涉及额外服务、报酬条款或延长协议有效期。
• The Amendment to the Listing Agreement form provides notice to other brokerages and salespersons.
  《上市协议修正案》表格规定了对其他经纪公司和销售人员的通知。
• Suspension of Listing Agreement: A Seller Representation Agreement (Listing Agreement) may be suspended when the marketing activities need to be stopped temporarily for a specific period of time.
  挂牌协议的暂停：当需要在特定时间内暂时停止营销活动时，可暂停卖方代表协议（挂牌协议）。
• The form must include the effective date of suspension, the date of expiry of suspension, and the date when the marketing activities would resume.
  表格必须包括暂停生效日期、暂停期满日期和恢复营销活动的日期。
• Completion of this form does not mean that the Listing Agreement has been terminated.
  填写本表并不意味着已终止《上市协议》。
• Even after the suspension, the holdover provisions of the Listing Agreement remain effective.
  即使在暂停上市之后，《上市协议》的保留条款仍然有效。
• Cancellation of Listing Agreement: This form is used to cancel an active Listing Agreement.
  取消挂牌协议：此表用于取消有效的挂牌协议。
• The form must be signed by the sellers, including the non-owner spouse, the salesperson, and the broker of record.
  表格必须由卖方（包括非业主配偶）、销售人员和备案经纪人签字。
• Even after the cancellation, the holdover provisions of the Listing Agreement remain effective.
  即使在注销之后，《上市协议》中的保留条款仍然有效。
• Assignment of Listing Agreement: This form is used when the Listing Agreement is transferred to another brokerage.
  挂牌协议转让：此表格用于将挂牌协议转让给另一家经纪公司。
• This form is typically used when the salesperson transfers his/her registration to a different brokerage and the seller permits him/her to assign the Listing Agreement to the new brokerage.
  该表格通常用于销售人员将其注册转至另一家经纪公司，且卖方允许其将挂牌协议转让给新经纪公司的情况。
• Completion of this form releases the first brokerage from its obligations under the Listing Agreement.
  填写本表后，第一经纪商即解除其在《上市协议》项下的义务。
• Only the broker of record or a manager at the listing brokerage is authorized to sign this form.
  只有备案经纪人或挂牌经纪公司的经理才有权签署此表。

Amendments to the Buyer Representation Agreement
买方代表协议的修订

• Additional forms may be used to change the terms, suspend, or terminate a Buyer Representation Agreement.
  可使用其他表格更改、暂停或终止买方代表协议的条款。
• With each form, the buyers’ signatures, as well as the brokerage’s signatures, are required to alter a Buyer Representation Agreement.
  每份表格都需要买方和经纪公司的签名，以更改《买方代表协议》。
• The date of commencement and date of expiry are included in each of the following forms.
  以下每种表格中都包含了生效日期和失效日期。
• Amendment to Buyer Representation Agreement: This form is used to alter the terms of the agreement.
  买方代表协议修正案：此表格用于更改协议条款。
• These terms may relate to additional services, property type, geographic location, the terms of remuneration, or to extend the expiry date of the agreement.
  这些条款可能涉及附加服务、物业类型、地理位置、报酬条款或延长协议有效期。
• Cancellation of the Buyer Representation Agreement: This form is used to terminate the Buyer Representation Agreement.
  取消《买方代表协议》：此表格用于终止《买方代表协议》。
• The form must be signed by the buyers and the broker of record of the brokerage.
  该表格必须由买方和经纪公司的备案经纪人签字。
• Completion of this form releases the brokerage of its obligations under the agreement.
  填写本表后，经纪公司即解除其在协议中的义务。
• Even after the cancellation, the holdover provisions of the Buyer Representation Agreement remain effective.
  即使在取消后，《买方代表协议》的保留条款仍然有效。
• Assignment of Buyer Representation Agreement: This form is used when the Buyer Representation Agreement is transferred to another brokerage.
  买方代表协议转让：此表格用于将《买方代表协议》转让给另一家经纪公司。
• This form is typically used when the salesperson transfers his/her registration to a different brokerage and the buyer permits him/her to assign the Buyer Representation Agreement to the new brokerage.
  该表格通常用于销售人员将其注册转至另一家经纪公司，且买方允许他/她将买方代表协议转让给新经纪公司的情况。
• Completion of this form releases the first brokerage from its obligations under the Buyer Representation Agreement.
  填写本表后，第一经纪公司即解除其在《买方代表协议》项下的义务。
• Only the broker of record or a manager at the buyer’s brokerage is authorized to sign this form.
  只有备案经纪人或买方经纪公司的经理才有权签署此表。

MiniCram®  迷你克拉姆

3. RESIDENTIAL PROPERTIES, OWNERSHIP, AND PLANNING
3.住宅物业、所有权和规划

3.1 Types of Residential Properties
3.1 住宅物业类型

• Attached: These houses are connected using one or more shared (party) walls. The end unit has only one side attached. These houses are less expensive to build than others.
  附属式：这些房屋通过一堵或多堵共用（共用）墙连接起来。末端单元只有一面相连。这类房屋的建造成本低于其他房屋。
• Detached: This house is a single structure which is not connected to any other house and offers wide variety of architectural styles, more privacy, and more living space.
  独立式：这种房屋是独立结构，不与任何其他房屋相连，建筑风格多样，私密性更强，居住空间更大。
• Semi-Detached: These side by side houses have one common party wall which is attached to the next house.
  半独立式：这些并排的房屋有一堵共同的墙，与下一栋房屋相连。
• Linked: Two or more houses are attached below grade by a concrete wall, or their garages may be attached.
  相连：两栋或多栋房屋在地面下通过混凝土墙相连，或者车库相连。
• When the structures are connected below grade and not visible, the house may appear to be detached.
  当房屋结构连接在地表以下且不显眼时，房屋可能看起来是独立的。
• Townhouses: Three or more units are joined together by party walls. Every townhouse has a full basement, main living area and an upper level.
  联排别墅：三个或三个以上的单元通过围墙连接在一起。每栋联排别墅都有一个完整的地下室、主要生活区和上层。
• They are cost-effective for the developer who can create more houses in lesser land.
  对于开发商来说，它们的成本效益很高，可以用更少的土地建造更多的房屋。
• Townhouses can be freehold or can be a part of a condominium complex.
  联排别墅可以是永久产权，也可以是共有公寓的一部分。
• Multi-Unit Residential: There is more than one unit in a single building and are referred to as duplex, triplex, or fourplex.
  多单元住宅：一栋建筑内有一个以上的单元，称为复式、三联式或四联式。
• The units may be joined horizontally or vertically. The entrance may be separate for each unit or through a common vestibule.
  这些单元可以横向或纵向连接。每个单元的入口可以是独立的，也可以通过一个共同的前庭。

Structural Styles  结构风格

• Bungalow: The entire living space is on a single floor and is found in older neighbourhoods. There are no stairs in the living area.
  平房：整个居住空间都在一层，多见于较老的社区。居住区内没有楼梯。
• Bi-level/Split Entrance: This design effectively uses the lower basement areas, and the front door foyer is located between upper and lower levels.
  双层/分层入口：这种设计有效利用了地下室下层区域，前门门厅位于上下两层之间。
• The basement is raised above grade, which allows for larger windows and more sunlight.
  地下室高于地面，因此可以安装更大的窗户，获得更多的阳光。
• Ranch Style Bungalow: Similar to a bungalow, it has a low pitch roofline, irregular U-shape or L-shape layout and offers more living space than bungalow.
  牧场式平房：与平房相似，屋顶坡度较低，采用不规则的 U 形或 L 形布局，居住空间比平房大。
• Split Level: These 1970s and early 1980s designs offer minimum movements with lesser steps for each level.
  分层式：这种 20 世纪 70 年代和 80 年代初的设计，每层的台阶较少，可提供最少的活动空间。
• Side-split design has a layout from left to right whereas the backsplit design has layout from front to rear.
  侧分式设计的布局是从左至右，而后分式设计的布局是从前至后。
• There may be three or more levels of living area and up to a maximum of five levels.
  居住区可分三层或更多层，最多可达五层。
• One and Half Storey: This cost-effective design has about $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% of the total living area on the main floor and offers more square footage on similar lot area.
  一层半：这种高性价比的设计，主楼层的居住面积约占总面积的 $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% ，在类似的地块面积上提供了更多的面积。
• It has a high-pitched roof, with some designs offering dormers.
  它有一个高坡屋顶，有些设计还提供雨棚。
• Two-Storey: The two-storey design is highly popular, which offers large variety in terms of exterior shape, roof design, and floor layout.
  两层楼：两层楼设计非常流行，在外观形状、屋顶设计和楼层布局方面都有很大的不同。
• The living area is equal on first and second floors.
  一楼和二楼的居住面积相等。
• Two-storey homes dominate the urban areas due to rising land costs.
  由于土地成本上升，两层住宅在城市地区占主导地位。
• Two-and-Half Storey: It is similar to the two-storey structure, but there is an additional half storey top floor with limited ceiling height.
  两层半：与两层结构类似，但顶层增加了半层，天花板高度有限。

3.2 Ownership Rights and Limitations
3.2 所有权和限制

Types of Estates  遗产类型

• An estate is an interest in land that includes various rights of ownership and tenancy.
  遗产是对土地的权益，包括各种所有权和租赁权。
• Fee Simple Estate (Freehold): This is the highest form of an estate and is also known as Absolute Right.
  永久地权（Fee Simple Estate）：这是不动产的最高形式，也称为绝对权利。
• It provides maximum rights with minimum limitations.
  它以最小的限制提供最大的权利。
• The Bundle of Rights in Fee Simple include the right to use, sell, enter, possess, lease, or give away.
  简单收费权包括使用权、出售权、进入权、占有权、租赁权或赠与权。
• Leasehold Estate: This estate flows from some other larger estate, is smaller than that, and is for a definite period of time.
  租赁地产：这种不动产源于其他一些较大的不动产，但比其他不动产小，而且有明确的期限。
• The grantor is called the landlord (Lessor) and the grantee is called the tenant (Lessee).
  设保人称为地主（出租人），受让人称为承租人（承租人）。

Government Limitations  政府限制

• Right to Take (Expropriation): The right of the government to acquire private property for public use by paying fair compensation to the owner.
  征用权（征用）：政府通过向所有者支付合理补偿而获取私有财产用于公共用途的权利。
• It is carried out by the government using the Right of Eminent Domain.
  这是政府利用征用权实施的。
• An expropriation order may reduce the value of the property.
  征用令可能会降低财产的价值。
• Right to Regulate (Police Power): The power of different levels of government to regulate division, development and use of land using various laws and by-laws.
  监管权（警察权）：各级政府利用各种法律和细则对土地的分割、开发和使用进行监管的权力。
• The buyers should be informed about any regulations that may be considered material fact from buyer’s perspective.
  买方应了解从买方角度来看可能被视为重要事实的任何规定。
• Right to Levy Taxes: The ownership of property may be subject to taxes, such as Land Transfer Tax, Property Tax, etc.
  征税权：财产所有权可能需要纳税，如土地转让税、财产税等。
• Salespersons should understand taxation issues and disclose current taxes on the property as they are considered material facts.
  销售人员应了解税收问题，并披露房产当前的税收情况，因为这被视为重要事实。

Private Limitations  私人限制

• These private restrictions or Restrictive Covenants limit the use of property for a specific purpose and manner and are usually contained in the title/deed of property (Deed Restriction).
  这些私人限制或限制性约定限制了财产的特定用途和使用方式，通常包含在财产所有权/契约（契约限制）中。
• They run with land, stay with the property even when it is sold, and are transferred to subsequent buyers.
  它们与土地一起运行，即使在出售时也会与房产一起保留，并转让给后来的买家。
• Since they are not always apparent, salespersons should make enquiries, and disclose them to potential buyers as these are considered material facts.
  由于这些事实并不总是显而易见，销售人员应进行查询，并向潜在买家披露，因为这些事实被视为重要事实。
• Usually, the buyer’s lawyer will get information on restrictive covenants, and if the seller has complied with them, the buyer is not able to terminate the agreement.
  通常，买方律师会了解限制性条款的信息，如果卖方遵守了这些条款，买方就不能终止协议。
• Buyer’s lawyer may conduct a Title Search before a binding agreement so that the buyer may terminate the agreement if the restriction is unacceptable.
  买方律师可在签订具有约束力的协议前进行产权调查，以便买方在无法接受限制条件时可终止协议。

Easement  地役权

• An Easement is a right enjoyed by one landowner (Dominant Tenement) over the land of another (Servient Tenement).
  地役权是一个土地所有者（支配地役权）对另一个土地所有者（从属地役权）所享有的权利。
• It runs with land and is not terminated when the property is sold.
  它与土地同在，不会因房产出售而终止。
• Salespersons must verify and disclose the existence of any easement on the property and disclose it to the buyers as this may affect the future use of property.
  销售人员必须核实并披露房产上是否存在任何地役权，并向买家披露，因为这可能会影响房产的未来用途。
• Failure to disclose an easement, which is a material fact, may result in cancelled agreements or even possible legal actions.
  未披露地役权这一重要事实可能会导致协议被取消，甚至可能导致法律诉讼。

Concurrent Ownership - Joint Tenancy
共同所有权 - 共同租赁

• Concurrent ownership refers to simultaneous ownership of land/property by two or more persons.
  同时拥有指两个或两个以上的人同时拥有土地/财产。
• It is of two types - (i) Joint Tenancy, and (ii) Tenancy-in-Common.
  它分为两种类型--(i) 共同共有，和 (ii) 共同共有。
• Joint Tenancy: It is specifically created at the time of registration and must satisfy four unities (conditions):
  共同租赁：它是在登记时专门设立的，必须满足四个统一性（条件）：
• Time - Each joint tenant gets ownership at the same time.
  时间 - 每个共同承租人同时获得所有权。
• Title - Each joint tenant gets ownership by same title (document such as deed or will).
  所有权--每位共同承租人通过相同的所有权（契约或遗嘱等文件）获得所有权。
• Interest - Each joint tenant has equal interest in the property, which must be identical in nature, extent, and duration.
  权益--每位共同承租人对财产拥有同等权益，权益的性质、范围和期限必须相同。
• Possession - Each joint tenant has undivided possession of the whole property.
  占有权--每位共同承租人对整个房产拥有不可分割的占有权。
• Joint Tenancy includes the Right of Survivorship, whereupon death of one joint tenant, the entire interest transfers to the surviving joint tenant(s).
  共同承租包括生存权，即在一名共同承租人死亡后，全部权益转移给尚存的共同承租人。
• Exception to the Right of Survivorship: If the joint tenancy of a matrimonial home is with someone other than the owner spouse, and the married person passes away, the joint tenancy with the other person is immediately terminated.
  生存权的例外情况：如果夫妻共同共有房屋的所有人是配偶以外的其他人，而已婚者去世，则与另一人的共同共有关系立即终止。
• In this case, the tenancy reverts to tenancy in common.
  在这种情况下，租约恢复为共同租约。
• This allows for the deceased person’s interest in property to revert to the surviving spouse.
  这样，死者的财产权益就可以归还给未亡配偶。
• Termination of Joint Tenancy: Termination of joint tenancy destroys the right of survivorship as the tenancy converts to tenancy in common.
  共同共有的终止：共同共有的终止会破坏生存权，因为共有会转变为共同共有。
• There are three methods to terminate joint tenancy:
  有三种方法可以终止联合租赁：
• Voluntarily: When the joint tenants mutually agree to terminate the joint tenancy.
  自愿：共同租户双方同意终止共同租约。
• Severance: When one of the joint tenants severs the joint tenancy by selling his/her interest to a third-party without the consent of other joint tenants. In this case, other joint tenants remain joint tenants but become tenants-in-common with the third party.
  分割：共同承租人之一未经其他共同承租人同意，将其权益出售给第三方，从而解除共同承租关系。在这种情况下，其他共同承租人仍是共同承租人，但成为第三方的共同承租人。
• Partition: When a court orders splitting the land held in joint tenancy.
  分割：法院下令分割共同占有的土地。

Concurrent Ownership - Tenancy in Common
并存所有权--共有租赁

• Tenancy-in-Common has only one unity of Possession whereby everyone holds undivided possession of property.
  共有租赁只有一个占有权统一体，每个人都对财产拥有不可分割的占有权。
• Tenants-in-Common may have different interests and may acquire them at different times or different ways.
  共同承租人可能拥有不同的权益，并可能在不同时间或以不同方式获得这些权益。
• The Right of Survivorship does not exist in Tenancy-in-Common.
  共同共有中不存在生存权。
• After death of a Tenant-in-Common, the interest of that person becomes an Estate of the Deceased.
  共有承租人死亡后，其权益成为死者的遗产。

3.3 Ownership Alternatives
3.3 所有权替代方案

Condominiums  共管公寓

• Condominiums (townhouses or apartments) may be Freehold or Leasehold depending on the land on which the building is built.
  共管公寓（联排别墅或公寓）可以是永久产权或租赁产权，具体取决于建筑物所在的土地。
• Ownership in a condominium involves Fee Simple ownership of a unit and tenancy-incommon ownership of the common elements such as hallways, elevators, playgrounds, etc.
  共管公寓的所有权包括对单元的永久所有权和对走廊、电梯、操场等公用设施的共有所有权。
• Some owners may have exclusive use rights for a part of the common elements such as a balcony or a porch attached to the unit.
  有些业主可能对公用设施的一部分拥有专有使用权，如阳台或附属于单元的门廊。
• Common Element Condominium (CEC): This condominium consists only of common elements such as roads, parking lots, etc.
  公共要素共有公寓 (CEC)：这种共管公寓只包括道路、停车场等公共部分。
• There are no units in a CEC and each owner must hold a freehold interest in the land to which the common interest attaches.
  共同共有权益没有单位，每位业主都必须持有共有权益所属土地的永久产权。
• A Parcel of Tied Land (POTL) refers to the parcel of land upon which a house is constructed, and a common interest is attached to it.
  捆绑地块（POTL）是指建有房屋并附带有共同利益的地块。
• Maintenance Fee (Common Expenses): The monthly amount a unit owner pays to the corporation for maintenance of common elements.
  维护费（公共支出）：单位业主每月向公司支付的公用设施维护费。
• It is based on the proportionate share of the unit as given in the Declaration.
  它基于《宣言》中规定的单位比例份额。
• The buyer will need to review the maintenance fee in order to see if it is within his/her budget.
  买方需要查看维护费是否在其预算范围之内。
• The mortgage lender will also consider this fee for qualification.
  抵押贷款机构也会将这笔费用作为资格审查的依据。
• Board of Directors: Directors are elected by unit owners to make, amend, and repeal rules and bylaws of the condominium.
  董事会：董事由单元业主选举产生，负责制定、修改和废除公寓的规则和细则。
• Unit owners must be provided with a copy of the rules and bylaws.
  必须向单元业主提供一份规则和细则。
• They can request a meeting within 30 days if they want to challenge any of the rules or bylaws.
  如果他们想对任何规则或细则提出质疑，可在 30 天内要求召开会议。
• Bylaws: Bylaws are standard procedures regarding internal operations and governance of the condominium corporation.
  附则：附则是有关公寓公司内部运作和管理的标准程序。
• They typically relate to election of directors, maintenance of common elements, collection of maintenance fees, and borrowing money.
  它们通常涉及董事选举、公用部分的维护、维护费的收取和借款。
• A copy of bylaws must be provided to unit owners who can request a meeting to challenge any of the bylaws.
  必须向单元业主提供一份附则副本，业主可要求召开会议，对任何附则提出质疑。
• Bylaws are not effective until a majority of unit owners vote in favour.
  只有在大多数单元业主投票赞成后，附则才能生效。
• A copy of bylaws must be registered in the Land Registry Office.
  附则副本必须在土地登记处登记。
• Rules: Rules are made by the board of directors for safety, security, and welfare of the unit owners.
  规则：规则由董事会制定，旨在保障单元业主的安全和福利。
• The buyer must be provided with a copy of these rules so that he/she knows what is permitted or prohibited in the condominium.
  必须向购房者提供这些规则的副本，以便其了解公寓内允许或禁止的行为。

Equity Co-operatives  股份合作社

• An Equity Co-operative is a form of joint ownership, managed by a board of directors, where members are shareholders having an occupancy agreement for a specific unit.
  股份合作社是一种联合所有制形式，由董事会管理，成员是股东，拥有特定单位的占用协议。
• The Co-operative Corporations Act does not regulate the day-to-day operations or bylaws of the co-operative.
  《合作社公司法》并不规范合作社的日常运作或章程。
• Management: The board of directors, elected by the members, sets the annual budget and rules or bylaws of the co-operative.
  管理：董事会由成员选举产生，负责制定合作社的年度预算、规则或细则。
• Monthly Fees: Members pay a monthly maintenance fee, which includes property taxes.
  月费：会员每月支付维护费，其中包括物业税。
• If a member defaults in payment of these fees, other members become liable for the share of defaulter member.
  如果一名成员拖欠这些费用，其他成员将承担拖欠成员的份额。
• Financing: Co-operatives were traditionally financed through a Blanket Mortgage, which may still be in place.
  融资：合作社传统上通过一揽子抵押贷款进行融资，这种方式可能仍然存在。
• In this case, the member would arrange his/her own secondary financing.
  在这种情况下，成员将自行安排二次融资。
• Some lenders may be reluctant to provide such financing unless the buyer’s down payment is significant.
  一些贷款机构可能不愿意提供此类融资，除非买方的首付款数额较大。
• Salespersons must advise the buyers about financing concerns, share certificates, occupancy agreements, and rules/bylaws.
  销售人员必须就融资问题、股份证书、占用协议和规则/章程向购房者提供建议。
• Buyers must be advised that no freehold ownership is involved in purchase of shares in a co-operative and approval of board of directors may be required for the purchase.
  买家必须注意，购买合作社股份不涉及永久产权，可能需要获得董事会的批准。

Co-ownership  共同所有权

• It is an alternative to Tenancy-in-Common ownership wherein two or more individuals purchase proportionate interest in a property as specified in the deed.
  它是共有租赁所有权的一种替代方式，由两个或两个以上的个人按契约规定的比例购买房产权益。
• The percentage interest may not be equally divided among co-owners.
  共同所有人之间不得平分权益百分比。
• A co-owner in a multi-unit co-ownership building in an urban area receives ownership by way of an occupancy agreement in addition to the deed.
  城市地区多单元共有产权楼宇的共有人，除房契外，还通过入住协议获得所有权。
• Salespersons must advise the buyers about joint liability of the Blanket Mortgage on the co-ownership building and that other co-owners may have the Right of First Refusal in case of sale.
  销售人员必须告知购房者有关共同拥有建筑物的一揽子抵押的连带责任，以及其他共同拥有人在出售时可能拥有优先拒绝权。

Life Lease  终身租赁

• The holder of a life lease, as a tenant, owns a leasehold interest in a property for his/her lifetime.
  终身租约持有人作为承租人，终生拥有房产的租赁权益。
• The appealing aspect of these communities is shared maintenance costs which results in more affordability.
  这些社区吸引人的地方在于共同承担维护费用，从而使人们更能负担得起。
• Management: The buyer usually purchases the right to occupy a unit from a sponsor, which may be non-profit or charitable housing provider.
  管理：买方通常从赞助商那里购买单元的使用权，赞助商可以是非营利性或慈善性住房提供商。
• Monthly Fees: A lumpsum deposit may be required in addition to the monthly maintenance fees for heating, electricals, snow removal, garbage, landscaping, building insurance, etc.
  月租费：除每月的供暖、电力、除雪、垃圾、绿化、建筑保险等维护费用外，可能还需要一次性押金。
• Salespersons must make the buyers aware that no freehold ownership is involved in a life lease community.
  销售人员必须让购房者了解，终身租赁社区不涉及永久产权。

Land Lease  土地租赁

• Involves leasing the land, which permits ownership of a home on the leased land without the added cost of purchasing land.
  包括租赁土地，这样就可以在租赁的土地上拥有房屋，而无需支付购买土地的额外费用。
• The price of the leased parcel of land is based on location, lot size, and view (e.g., lake view).
  租赁地块的价格取决于位置、地块大小和景观（如湖景）。
• The land lease is typically for a period ranging from 20 to 99 years and the structure may be a mobile home (in a mobile home park) or a manufactured home.
  土地租赁期限一般为 20 至 99 年，房屋结构可以是活动房屋（在活动房屋公园内）或人造房屋。
• Land Leases, which are occupied only seasonally or for vacationing, are not governed under the Residential Tenancies Act (RTA).
  仅季节性占用或用于度假的土地租赁不受《住宅租赁法》（RTA）的管辖。
• Monthly Fees: Tenants pay a monthly fee in addition to the cost of land lease.
  月租费：租户除支付土地租赁费用外，还需支付月租费。
• These fees are charged by landlord for maintenance of grounds, buildings, and equipment, which are for common use.
  这些费用由房东收取，用于维护场地、建筑和设备，供大家共同使用。
• Sellers: The owner of a dwelling unit has the right to sell or lease the structure only without approval of the landlord.
  卖方：居住单元的所有者有权在未经房东批准的情况下出售或出租房屋。
• However, they may be able to place the ‘For Sale’ sign only on their window.
  不过，他们也许可以只在自己的窗户上贴上 "待售 "标志。
• Buyers: Buyers must be aware that there is no standard lease agreement and they should make their offer conditional upon review of the lease by their own lawyer.
  买家：购房者必须了解，没有标准的租赁协议，他们应在自己的律师对租赁协议进行审查后再出价。
• Furthermore, financing for the purchase may be difficult to obtain as there is no ownership of land.
  此外，由于没有土地所有权，可能很难获得购买资金。
• Landlord’s Right of First Refusal: If the land lease agreement includes this provision, the seller must give the landlord 72 hours’ notice when he/she receives an acceptable agreement.
  业主的优先拒绝权：如果土地租赁协议中包含这一条款，卖方在收到可接受的协议后，必须在 72 小时前通知房东。
• The owner may sell to the buyer only when the landlord refuses to buy on the same terms and conditions as in the agreement.
  只有当业主拒绝按照协议中的相同条款和条件购买时，业主才可将房屋出售给买方。

3.4 Land Use Planning
3.4 土地利用规划

The Planning Act  规划法

• The provincial Planning Act provides statutory framework for orderly division, development and use of land.
  《省规划法》为土地的有序分割、开发和使用提供了法定框架。
• It authorizes and gives administrative control of land use planning to the Minister of Municipal Affairs and Housing who issues the Provincial Policy Statements.
  它授权市政事务和住房部部长对土地使用规划进行行政控制，并由其发布省级政策声明。
• The Minister, municipalities, local planning boards, and the Local Planning Appeal Tribunal must be consistent with the Provincial Interests when carrying out their responsibilities under the Act.
  部长、市政当局、地方规划委员会和地方规划上诉法庭在履行本法规定的职责时，必须与省级利益保持一致。
• The Provincial Policy Statements address planning matters of public interest such as municipal planning, housing, mineral aggregate, flood plains, and wetlands.
  省级政策声明涉及公共利益的规划事项，如市政规划、住房、矿产集料、洪泛平原和湿地。
• The Planning Act enables municipalities to carry out planning programs for their respective needs and as per their responsibilities set out in the Municipal Act.
  规划法》使市政当局能够根据各自的需要和《市政当局法》规定的职责实施规划方案。
• Real Estate Transactions: Salespersons must be aware how their trading activities may be affected by the Planning Act.
  房地产交易：销售人员必须意识到他们的交易活动可能会受到《规划法》的影响。
• They may be involved in transactions where the buyer needs land severance, subdivisions, or a land use application.
  他们可能会参与买方需要土地分割、细分或土地使用申请的交易。
• Certain buyers may also need change of Zoning or change in the Official Plan.
  某些买家可能还需要更改分区或官方规划。
• These buyers should be direct to land use planners for legally complex matters.
  这些买家应直接向土地使用规划师咨询法律上复杂的问题。

Municipalities  市政当局

• Upper Tier (Regional): The responsibilities of these regional/county/district include preparation, adoption, and revision of the Official Plan, and the process of dividing and developing land.
  上层（区域）：这些地区/县/区的职责包括官方规划的编制、通过和修订，以及土地的划分和开发过程。
• Lower Tier (Township): They prepare, adopt, and revise the Official Plan and the Zoning Bylaws.
  下层（乡镇）：他们负责编制、通过和修订官方规划和分区细则。
• Single Tier. They assumes all responsibilities under the Municipal Act.
  单一层级。它们承担《市政法案》规定的所有责任。
• Some examples are City of Toronto, Ottawa, Sault Ste. Marie, Thunder Bay, Greater Sudbury, Timmins, Windsor, London, Chatham-Kent, etc.
  例如多伦多市、渥太华、苏圣玛丽、桑德贝、大萨德伯里、蒂明斯、温莎、伦敦、查塔姆-肯特等。
• Relationship: The lower and upper tier municipalities usually co-ordinate with each other for matters such as water supply, sewage systems, roads, etc.
  关系：下级和上级市政当局通常在供水、污水处理系统、道路等事务上相互协调。
• Salesperson’s Role: If a buyer needs certain approvals for development or change in use, the salesperson should direct the buyers to appropriate municipality.
  销售人员的职责：如果买方在开发或改变用途时需要获得某些批准，销售人员应引导买方到相关的市政当局办理手续。

Impact on Listing and Selling
对上市和销售的影响

• Placement of Signs: Different municipalities may have different sign bylaws related to placement of signs.
  标志的放置：不同的城市可能会有不同的标志设置细则。
• These regulations include size of the sign, its location, and its distance from the curb, intersections, pedestrians, and cyclists.
  这些规定包括标志的大小、位置、与路边、十字路口、行人和骑自行车者的距离。
• For salespersons, there are usually regulations for the ‘For Sale’ and ‘Open House’ signs.
  对于销售人员来说，"待售 "和 "开放日 "标志通常都有相关规定。
• Salespersons must be aware how long the sign can remain on the property after it is sold.
  销售人员必须清楚，在房产售出后，标牌可以在房产上保留多长时间。
• Flood Control: Many municipalities designate areas that are prone to flooding as ‘flood plains’.
  防洪：许多城市都将易受洪水侵袭的地区划为 "洪泛区"。
• They prohibit or restrict placement of structures in these areas.
  这些规定禁止或限制在这些区域修建建筑物。
• Salespersons should check if the subject property is in a flood plain, advise the buyers, and insert an appropriate clause in the agreement.
  销售人员应检查标的物业是否位于洪泛平原，告知买方，并在协议中加入适当的条款。
• Noise Standards: Some municipalities may have areas that are close to a source of noise such as an airport, traffic, railways, commercial activities, etc.
  噪音标准：有些城市可能会有一些靠近噪音源的区域，如机场、交通、铁路、商业活动等。
• There may be vibrations due to a nearby industrial operation.
  附近的工业生产可能会产生振动。
• A clause should be inserted in the agreement to acknowledge that the buyer is aware of these disturbances.
  应在协议中加入一项条款，确认买方知道这些干扰。

The Land Severance Process
土地分割程序

• Authority: Approval of Land Severance is required when an owner wants to divide his/her land into two or three parcels.
  权限：当业主希望将其土地分割成两块或三块时，需要获得土地分割批准。
• This also applies when a landowner wants to add a part of property to their existing lot.
  这也适用于土地所有者想在现有地块上增加一部分房产的情况。
• The approval authority is the local Committee of Adjustment or the Land Division Committee.
  审批机构是当地的调整委员会或土地分割委员会。
• Consultation: The landowner consults the municipal staff to identify the authority and its jurisdiction which grants consent or approval.
  咨询：土地所有者咨询市政工作人员，以确定给予同意或批准的机构及其管辖权。
• Application: The consent application includes details such as description of the property, a sketch showing dimensions of land being severed and retained, use of adjoining land, etc.
  申请：同意申请书包括详细内容，如房产描述、显示分割和保留土地尺寸的草图、毗邻土地的用途等。
• Review: The application must meet the criteria such as conformity with the Official Plan, zoning bylaws, and several other factors.
  审查：申请必须符合标准，如符合官方规划、分区细则和其他一些因素。
• Decision: The approval body has the authority to approve, refuse, or grant conditional consent.
  决定：审批机构有权批准、拒绝或有条件同意。
• Consent Certificate: When the consent is approved, or the conditions are fulfilled, a deed for the newly created lot is stamped with the consent of the municipality and is registered in the Land Registry Office.
  同意证书：当同意书获得批准或条件得到满足时，新建地块的地契上将加盖市政当局同意书的印章，并在土地登记处进行登记。
• Salesperson’s Role: Salespersons should be aware that the Agreement of Purchase and Sale is automatically conditional upon compliance with the Planning Act.
  销售人员的作用：销售人员应了解，买卖合同自动以遵守《规划法》为条件。
• However, a seller and a buyer can have an agreement conditional upon severance, which must be completed before the closing date.
  不过，卖方和买方可以签订以解约为条件的协议，但解约必须在过户日期前完成。

Plan of Subdivision Process
分区规划程序

• Authority: A two-stage Subdivision Plan registration is required when a landowner wants to divide land into several lots, usually more than two.
  权限：当土地所有者希望将土地划分为多个地块（通常是两个以上）时，需要进行两阶段的分区规划登记。
• Typically, the upper-tier municipality (regional municipality) or the council of a city is the approval authority.
  通常情况下，上级市政当局（地区市政当局）或市议会是审批机构。
• Draft Plan: The developer prepares the draft plan in consultation with engineers, solicitors, surveyors, and planning consultants.
  规划草案：开发商与工程师、律师、测量师和规划顾问协商编制规划草案。
• Application: The developer completes application forms to provide required information to the approval authority.
  申请：开发商填写申请表，向审批机构提供所需信息。
• Notices and Public Meetings: The approval authority sends notices to adjoining landowners and also holds public meetings.
  通知和公开会议：审批机构向毗邻土地所有者发出通知，并召开公众会议。
• Decision: When approved, a notice giving the details of the subdivision is sent to the applicant, owners of neighbouring land, and is published in local newspapers.
  决定：在获得批准后，将向申请人和邻近土地的所有者发送通知，并在当地报纸上公布分户详情。
• Appeal: If the application is refused, the developer may file an appeal with the Local Planning Appeals Tribunal (LPAT).
  上诉：如果申请被拒，开发商可向地方规划上诉法庭 (LPAT) 提起上诉。
• Final Plan Approval: After approval of the Draft Plan, when all conditions are fulfilled, the approval authority issues the final plan approval, which is registered in the Land Registry Office.
  最终计划审批：计划草案批准后，当所有条件都得到满足时，审批机构会签发最终计划批准书，并在土地登记处进行登记。
• Salesperson’s Role: Salespersons have little or no involvement in the subdivision process.
  销售人员的作用：销售人员很少或根本不参与分房过程。
• However, they should be aware of the subdivision process and direct their buyers to appropriate land planning consultants.
  不过，他们应了解分房程序，并引导买家咨询适当的土地规划顾问。

3.5 Official Plans and Zoning
3.5 官方规划和分区

Official Plan  官方计划

• The Official Plan for a municipality addresses issues such as location of housing, industry, offices, shopping centres, schools, roads, water/sewage systems, parks, and schools.
  一个城市的官方规划涉及住房、工业、办公楼、购物中心、学校、道路、供水/排污系统、公园和学校的选址等问题。
• It is prepared for a long range of 5 to 10 years, is approved by the Ministry of Municipal Affairs and Housing and must be reviewed every 5 years.
  它是为 5 至 10 年的长远规划而编制的，由市政事务和住房部批准，必须每 5 年审查一次。
• Salespersons should advise their buyer clients to contact local municipality if they require a change to the Official Plan for their future development.
  销售人员应建议其买方客户，如果需要对其未来开发项目的官方规划进行修改，请联系当地市政府。

Zoning Bylaws  分区细则

• Zoning bylaws are enacted by municipalities to implement the Official Plan and control building structural standards such as permitted uses, lot sizes and dimensions, parking requirements, building heights, and minimum setbacks from the street (front, rear and side yards).
  分区细则由市政当局颁布，旨在实施官方规划并控制建筑结构标准，如允许用途、地块大小和尺寸、停车要求、建筑高度以及街道最小后退距离（前院、后院和侧院）。
• Zones are divided into classifications such as residential, commercial, industrial, institutional, open space, agricultural, etc.
  区划分为住宅区、商业区、工业区、机构区、空地区、农业区等。
• Zone classifications may have subclassifications such as single family, multi-family, etc. Some examples of zoning designations are -
  分区分类可能有单户家庭、多户家庭等子分类。分区指定的一些例子如下
• Residential Detached: R1 for single-family, with variations from R2 to R5 depending on urban densities.
  独立式住宅：单户住宅为 R1，根据城市密度的不同，有 R2 到 R5 的变化。
• Semi-detached: RS1 for residential single-family semi-detached dwelling.
  半独立式：RS1 为半独立式单户住宅。
• Multiple Units: RM, with variations such as RM2 and RM3, depending on urban densities.
  多单元：RM，根据城市密度的不同，有 RM2 和 RM3 等变体。
• Rural Residential: RR1 for non-farm dwellings within rural areas and RR2 for nonfarm dwellings outside rural areas.
  农村住宅区：农村地区内的非农住宅为 RR1，农村地区外的非农住宅为 RR2。

Committee of Adjustment  调整委员会

• When certain use of property by the owner or a buyer is not permitted in the existing zoning bylaws, the owner/buyer may make an application to the local Committee of Adjustment or to the Land Division Committee for a change of use.
  当现行分区细则不允许业主或买方将房产用于某些用途时，业主/买方可向当地调整委员会或土地分割委员会申请改变用途。
• The Committee of Adjustment is appointed by the lower-tier municipality whereas the Land Division Committee is appointed by the upper-tier municipality.
  调整委员会由下级市政府任命，而土地分割委员会则由上级市政府任命。

Zoning Amendment & Minor Variance
分区修正案和小范围变更

• An Amendment to Zoning (Rezoning), which is usually a major change, may be required if a development does not conform to existing zoning bylaw.
  如果开发项目不符合现有的分区附则，可能需要对分区进行修正（重新划分），这通常是一项重大变更。
• However, if a municipality has passed a new comprehensive zoning bylaw within the past 2 years, a rezoning application may not be accepted.
  但是，如果市政府在过去两年内通过了新的综合分区附则，则可能不接受重新分区申请。
• A Minor variance is a slight or insignificant modification in the zoning that concerns a particular property.
  小变异是指对某一特定房产的分区进行轻微或不重要的修改。
• A minor variance is permitted if it is consistent with general intent and purpose of the zoning bylaw as well as the Official Plan.
  如果符合分区附则以及官方规划的总体意图和目的，则可允许轻微变异。

Non-conforming Use  不符合规定的用途

• Legal Non-Conforming Use: A specific use of a property, which existed before the passage of a zoning bylaw, is not in compliance with the new bylaw, but is permitted.
  不符合法律规定的用途：在分区附则通过之前就已存在的房产特定用途，不符合新附则的规定，但却是允许的。
• In some cases, a particular use of a property may be permitted even though it does not comply with the current zoning bylaw.
  在某些情况下，即使不符合现行分区附则的规定，也可以允许对房产进行特定的使用。
• This usually happens when the municipalities review their zoning and change them according to changes in community needs.
  这通常发生在市政当局审查其分区并根据社区需求的变化进行修改时。
• The owner may apply to the local Committee of Adjustment for approval of continuation of Non-conforming Use, and when approved the use becomes a Legal Non-conforming Use.
  业主可向当地调整委员会申请批准继续使用不符合规定的用途，一旦获得批准，该用途即成为合法的不符合规定的用途。
• Continuous Use: If there is an interruption in the non-conforming use, the right to continue the non-conforming use is lost as the new use must conform to the current zoning bylaws.
  连续使用：如果不符合规定的使用中断，则失去继续不符合规定的使用的权利，因为新的使用必须符合当前的分区细则。

3.6 Heritage Properties  3.6 文物

Heritage Designation  遗产指定

• Municipalities, under the Ontario Heritage Act, may designate certain properties (residential or commercial) as Heritage Property due to their cultural heritage value.
  根据《安大略省遗产法》，市政府可将某些具有文化遗产价值的物业（住宅或商业物业）指定为遗产物业。
• All such properties, and those within a Municipal Heritage District, are listed in the Municipal Heritage Register.
  所有这些遗产以及市政遗产区内的遗产都被列入市政遗产登记册。
• Designation of a property as Heritage Property may deprive the owners of their natural rights on the property.
  指定一处房产为遗产可能会剥夺业主对该房产的自然权利。
• Heritage Conservation District: If an area within a municipality is designated as Heritage Conservation District, future changes to the area must follow certain guidelines to protect its heritage character.
  遗产保护区：如果市内的某个区域被指定为遗产保护区，则该区域未来的变化必须遵循某些准则，以保护其遗产特征。
• Municipalities may also place restrictions on land adjacent to properties designated as Heritage Property.
  市政当局也可对毗邻被指定为遗产财产的土地设置限制。

Heritage Designation Process
遗产指定程序

• Municipal Heritage Committee: Potential properties are identified by the Municipal Heritage Committee by researching all relevant information.
  市政遗产委员会：市遗产委员会通过研究所有相关信息确定潜在遗产。
• Ontario Heritage Trust: An agency of the Ministry of Culture to protect and promote Ontario’s heritage.
  安大略遗产信托基金：安大略遗产信托基金：文化部的一个机构，旨在保护和促进安大略省的遗产。
• Once a property is identified, the property owner and the Ontario Heritage Trust are notified.
  一旦确定一处房产，就会通知房产所有者和安大略遗产信托基金。
• The Trust provides aid for restoration and protection of heritage properties.
  该信托基金为修复和保护遗产财产提供援助。
• The identified property need not have a building on it, even empty land may have archeological heritage significance.
  已确定的财产不一定要有建筑物，即使是空地也可能具有考古遗产的意义。
• Conservation Review Board: This board conducts hearings regarding objections to heritage designation and makes recommendations regarding heritage matters.
  保护审查委员会：该委员会就遗产指定的反对意见举行听证会，并就遗产事项提出建议。
• The owner who has received ‘Notice of Intention to Designate’ can appeal the decision within 30 days of the notice.
  收到 "指定意向通知 "的业主可在通知发出后 30 天内对决定提出上诉。
• Once a final decision is made, a bylaw is passed and registered on the title of the property.
  一旦做出最终决定，就会通过一项附则，并在财产所有权上进行登记。

Considerations for Buyers
买方注意事项

• Salespersons may request local municipality for a list of designated heritage properties and Heritage Conservation Districts where properties may be designated in future.
  销售人员可要求当地市政府提供指定遗产和遗产保护区的清单，这些遗产和保护区将来可能会被指定为遗产。
• The Municipal Register of Heritage Properties may be consulted to verify if a property has been designated as Heritage Property.
  如需核实某处房产是否已被指定为遗产，可查阅《市政遗产登记册》。
• This designation may affect intended uses for the property and the owner may not be able to make internal or external changes to the building without permission.
  这种指定可能会影响房产的预期用途，未经许可，业主可能无法对建筑物的内部或外部进行改动。
• Impact on Value: Some buyers may think that heritage designation has negative or positive impact on value, which may not be true.
  对价值的影响：有些买家可能会认为遗产指定对价值有负面或正面影响，但事实可能并非如此。
• Insurance: Due to the age of the heritage properties, some insurers may increase the insurance premiums on such properties.
  保险：由于历史遗产的年代久远，一些保险公司可能会提高此类遗产的保险费。
• The insurer may look for risk associated with dated electrical wiring, older heating systems, and general condition of the property.
  保险人可能会考虑与过时的电线、老旧的供暖系统和房产的总体状况有关的风险。

Salesperson's Obligations
销售人员的义务

• An appropriate Disclosure clause must be inserted in the Agreement of Purchase and Sale.
  必须在买卖合同中加入适当的披露条款。
• Salespersons should make the buyers aware of the following -
  销售人员应让购房者注意以下几点
• Alterations: Property cannot be altered if the alteration is likely to affect the heritage designation.
  改建：如果改建可能会影响遗产指定，则不得对财产进行改建。
• Written Consent: Alterations are only permitted if the owner gets approval from the municipality.
  书面同意：只有在获得市政当局批准后，业主才可进行改建。
• Demolition: Demolition of a heritage property should also be approved in writing by the municipality.
  拆除：拆除遗产也应得到市政府的书面批准。

Heritage Easements and Tax Relief
遗产地役权和税收减免

• Municipalities may enter into Heritage Easement with owners to ensure that properties are protected for a long term.
  市政当局可与业主签订遗产地役权协议，以确保财产得到长期保护。
• Owners of such eligible properties may be eligible for the Heritage Property Tax Relief program.
  这些符合条件的房产的所有者可以享受遗产房产税减免计划。

4. NEGOTIATIONS IN RESIDENTIAL REAL ESTATE
4.住宅房地产谈判

4.1 Best Interests of the Seller
4.1 卖方的最佳利益

Understanding Seller Needs
了解卖方需求

• The salesperson must ask specific questions to the seller to determine their needs and wants as well as their motivations for selling the property.
  销售人员必须向卖方提出具体问题，以确定他们的需求和愿望以及出售房产的动机。
• All answers provided by the seller should be documented and verified from source documents.
  卖方提供的所有答案都应记录在案，并根据原始文件进行核实。
• Some examples of questions include the seller’s plans to sell the property, the listing price in their mind, the minimum price they are expecting, the time period, improvements done on the property, any current issues with the property, etc.
  问题的例子包括卖方出售房产的计划、他们心目中的挂牌价、他们期望的最低价格、时间段、房产已做的改进、房产目前存在的任何问题等。
• Demographical information provided by CMHC, GeowareHouse®, and local real estate boards may help determine the needs and wants of the seller.
  由 CMHC、GeowareHouse® 和当地房地产委员会提供的人口统计信息可能有助于确定卖方的需求和愿望。
• The economic, political, social, and other events in the neighbourhood are also important considerations for the seller.
  附近的经济、政治、社会和其他事件也是卖方的重要考虑因素。
• New developments in the community, changes to the local Official Plan, construction of new schools, parks, or shopping centres may influence the seller’s decision.
  社区的新发展、当地官方规划的变化、新学校、公园或购物中心的建设都可能影响卖方的决定。
• Some sellers might want to wait if they are provided information about new developments that might affect the value of their property.
  如果卖家获得了可能影响其房产价值的新开发项目的信息，他们可能会想再等等。

Material Facts for the Seller
卖方的重要事实

• Seller’s responses to the questions would help the salesperson determine what they consider as material facts regarding the transaction.
  卖方对问题的回答将有助于销售人员确定他们认为哪些是与交易有关的重要事实。
• In general, a material fact would be anything that may have happened or is happening in the property and the area, the intended use of the property, or anything that may affect the seller’s decision to sell the property.
  一般来说，重要事实是指房产和该地区可能发生或正在发生的任何事情、房产的预期用途或可能影响卖方出售房产决定的任何事情。
• Anything that affects the property value, the listing price, or any condition in the offer may also be considered material facts for a seller client.
  对于卖方客户来说，任何影响房产价值、挂牌价格或报价中的任何条件都可能被视为重要事实。
• Specific and Personal: Material facts for a particular client are subjective and personal, and what was a material fact for a previous client may not be important for this client.
  具体和个性化：对特定客户而言，重要事实是主观的、个人的，对以前的客户而言是重要事实，对现在的客户而言可能并不重要。

Disclosures  披露

• Salespersons have an obligation to take reasonable steps to determine and disclose material facts to both clients and customers, with higher level of obligations owed to clients.
  销售人员有义务采取合理措施，确定并向客户和顾客披露重要事实，并对客户承担更高的义务。
• Any material fact may impact the property value and/or the listing price and the seller client may be advised to seek professional third-party advice.
  任何重要事实都可能影响房产价值和/或挂牌价格，建议卖方客户寻求第三方专业意见。
• When the seller is a customer, the salesperson must disclose any material facts that are ‘known or ought to be known’.
  当卖方是客户时，销售人员必须披露任何 "已知或应当知道 "的重要事实。
• The requirement of disclosing material facts supersedes seller client instructions or directions of non-disclosure.
  披露重要事实的要求优先于卖方客户的指示或不披露指示。

Due Diligence  尽职调查

• Seller’s material facts should be determined based on their response to specific questions with respect to the transaction.
  卖方的重要事实应根据其对有关交易的具体问题的回答来确定。
• The seller must be informed about importance of disclosures regarding material facts related to the condition of the property.
  必须告知卖方披露与房产状况相关的重要事实的重要性。
• Certain material facts such as a previous illegal activity on the property, grow operation, a crime on the property, or a previous grow operation must be disclosed by the seller.
  卖方必须披露某些重要事实，如房产上以前的非法活动、种植经营、房产上的犯罪或以前的种植经营。
• If any issue creates a stigma, such as a haunted house, it must be disclosed to potential buyers.
  如果任何问题会造成污名，例如闹鬼的房子，就必须向潜在买家披露。
• Information provided by the seller such as property tax, lot size, square footage, etc. must be verified from original source documents such as a deed or a survey.
  卖方提供的信息，如房产税、地块面积、平方英尺等，必须根据原始文件（如地契或调查表）进行核实。
• Any renovations must have been done with appropriate building permits from the municipality.
  任何翻新工程都必须获得市政府颁发的相应建筑许可证。

Protecting Seller's Best Interests
保护卖方的最佳利益

• Salespersons owe different levels of service to clients and customers with additional disclosure requirements.
  销售人员对客户和顾客的服务水平不同，需要额外披露信息。
• Seller client’s best interests must be protected and promoted and should be kept above salesperson’s personal interests.
  必须保护和促进卖方客户的最大利益，并将其置于销售人员的个人利益之上。
• The property should be inspected during listing process and the seller should be asked to disclose all known latent defects and material latent defects.
  在挂牌过程中应对房产进行检查，并要求卖方披露所有已知的潜在缺陷和重大潜在缺陷。
• All information provided by the seller should be documented.
  卖方提供的所有信息都应记录在案。
• The seller should be provided full explanation of forms and agreements, and copies of documents and agreements must be provided as per Regulations.
  应向卖方全面解释各种表格和协议，并按照规定提供文件和协议的副本。
• Personal, confidential, and motivational information of the seller client must not be disclosed to third parties.
  不得向第三方披露卖方客户的个人信息、保密信息和动机信息。
• If the seller is a non-resident or the property is an investment property, the seller must be informed about his Capital Gains Tax obligations and should seek advice from tax accountants.
  如果卖方为非居民或房产为投资性房产，卖方必须了解其资本收益税义务，并应向税务会计师咨询。
• The seller must be informed about his HST obligations regarding remuneration and other legal services.
  卖方必须了解其在报酬和其他法律服务方面的 HST 义务。

Defects in a Property
物业缺陷

• Patent Defect: A patent defect is that which is readily visible upon reasonable inspection.
  专利缺陷：专利缺陷是指经合理检查即可看到的缺陷。
• Examples include a missing railing, cracks in foundation wall, evidence of mould, etc.
  例如栏杆缺失、地基墙裂缝、发霉迹象等。
• A disclosure is not required for patent defects.
  专利缺陷无需披露。
• Latent Defect: A latent defect is that which is not readily visible to an untrained eye upon reasonable inspection.
  潜在缺陷：隐性缺陷是指未经训练的肉眼在合理检查后不易察觉的缺陷。
• This includes hidden flaws, weaknesses, or imperfections and advice from a thirdparty professional may be required.
  这包括隐藏的缺陷、弱点或瑕疵，可能需要第三方专业人士的建议。
• Examples include hidden water damage, encroachment, vermiculite insulation, minor flooding in basement, etc.
  例如隐蔽的水渍、侵占、蛭石隔热层、地下室轻微水浸等。
• Material Latent Defect: Material latent defects pose serious risks, which can render the property unsafe for habitation.
  重大隐患：材料潜在缺陷会带来严重风险，导致房产无法安全居住。
• Examples include things that make the property dangerous for living (such as high levels of radon gas), unfit for habitation due to mould, or a previous grow operation that involves municipal authorities.
  例如，使房产对居住有危险（如氡气含量过高）、因发霉而不适合居住，或以前的种植经营涉及市政当局。
• They are judged material to the enjoyment of the property and the seller must disclose all such known material latent defects.
  这些缺陷被判定为对享受房产具有重要影响，卖方必须披露所有此类已知的重要潜在缺陷。

4.2 Best Interests of Buyer
4.2 买方的最佳利益

Understanding Buyer Needs
了解买家需求

• Salespersons must ask specific questions to determine buyer’s needs and wants, motivations, and the type of property they are looking for.
  销售人员必须提出具体问题，以确定买家的需求和愿望、动机以及他们正在寻找的房产类型。
• The response from the buyers would help the salesperson in locating the right property for the buyer.
  购房者的反应将有助于销售人员为购房者找到合适的房产。
• Some questions include the type of property, location, price range, house style, need for financing, etc.
  一些问题包括房产类型、位置、价格范围、房屋风格、融资需求等。
• Specific questions may include number of bedrooms, bathrooms, family room, formal dining room, garage, proximity to schools, medical services, public transit, etc.
  具体问题可能包括卧室数量、浴室、家庭室、正式餐厅、车库、学校附近、医疗服务、公共交通等。
• Buyer must be qualified in terms of financing, their financing needs, and whether they are pre-approved by a lender or not.
  买家必须具备融资资格、融资需求以及是否获得贷款机构的预先批准。
• After qualification, the salesperson would locate those properties that meet buyer’s search criteria.
  经过资格审查后，销售人员会找到符合买家搜索标准的房产。
• The buyer may be asked to refine their needs or rethink since real estate is life’s biggest decision for a buyer.
  买方可能会被要求完善他们的需求或重新考虑，因为房地产对买方来说是人生中最大的决定。

Buyers and Technology  买家与技术

• Search on the internet has become popular with buyers using websites such as Realtor.ca®, Zillow.com, etc.
  使用 Realtor.ca®、Zillow.com 等网站在互联网上搜索已成为购房者的热门选择。
• Buyers may be interested in using the brokerage’s website or salesperson’s personal website, and they may be informing the salesperson about the properties they would like to view.
  买家可能对使用经纪公司网站或销售人员的个人网站感兴趣，他们可能会告知销售人员他们想看的房产。
• Salespersons and brokerages now use advanced technologies such as $QR$$QR$QRQ R Codes to provide information on listed properties.
  销售人员和经纪公司现在使用 $QR$$QR$QRQ R 代码等先进技术来提供上市房产信息。

Demographics and the Buyer
人口统计与买家

• The buyer’s choice of property depends on their lifestyle, age group, socio-economic status, and cultural background.
  购房者对房产的选择取决于他们的生活方式、年龄段、社会经济地位和文化背景。
• The choice of a retired person or aged couple would be entirely different than a younger couple.
  退休人员或老年夫妇与年轻夫妇的选择完全不同。
• The salesperson must be aware of new innovative home construction technologies.
  销售人员必须了解新的创新住宅建筑技术。
• Ethnic and cultural origins, as well as settlement patterns, can also influence purchase decisions.
  种族和文化渊源以及定居模式也会影响购买决策。
• Social trends such as changing needs due to passing of time (aging), economic conditions (downgrading or upgrading), and housing preferences also influence buying decisions.
  社会趋势，如时间流逝（老龄化）、经济条件（降级或升级）和住房偏好导致的需求变化，也会影响购买决策。

Material Facts for the Buyer
买方的重要事实

• Salespersons must make reasonable efforts to determine materials facts that might affect the buyer’s purchase decision.
  销售人员必须做出合理努力，确定可能影响买方购买决定的材料事实。
• Information gathered from the seller or previous listings should be researched for verification before it is provided to the buyer.
  在向买方提供从卖方或以前的房源中收集到的信息之前，应对其进行调查核实。
• If the buyer is a customer, the information that is ‘known or ought to be known’ must be disclosed as soon as possible and the buyer customer should be advised to obtain thirdparty advice.
  如果买方是客户，则必须尽快披露 "已知或应 知 "的信息，并建议买方客户获取第三方建议。
• Material facts known to the salesperson must be disclosed whether the buyer is a client or a customer.
  无论买方是客户还是顾客，都必须披露销售人员知晓的重要事实。

Due Diligence to Protect Buyer's Best Interests
保护买方最佳利益的尽职调查

• The buyer should be informed about all properties that meet his/her search criteria and relevant material facts must be disclosed.
  买方应被告知符合其搜索标准的所有房产，且必须披露相关重要事实。
• The salesperson should accurately prepare the offer for the buyer including all necessary clauses and conditions so that the buyer does not end up in an undesirable position.
  销售人员应准确地为买方准备报价，包括所有必要的条款和条件，以免买方最终陷入不利境地。
• The buyer should be assisted in the negotiation process so as to obtain the lowest possible price.
  买方应在谈判过程中得到协助，以获得尽可能低的价格。
• If anything is beyond the skills and judgement of the salesperson, the buyer should be referred to third-party professionals such as a home inspector, an accountant, or a lawyer.
  如果任何事情超出了销售人员的技能和判断范围，则应将买方介绍给第三方专业人士，如房屋检查员、会计师或律师。
• The salesperson must assist the buyer in reviewing reports or other documentation received from the seller.
  销售人员必须协助买方审查从卖方收到的报告或其他文件。

Tax Liabilities  税务负债

• The buyer should be advised to consult a tax accountant for all taxation matters.
  建议买方就所有税务事宜咨询税务会计师。
• HST: The buyer may be liable to pay HST if the subject property is commercial, a fully renovated home, or a new home.
  HST：如果标的房产是商业房产、全装修房屋或新房，买家可能需要支付 HST。
• HST would also be payable on services such as legal fees and moving costs.
  法律费用和搬家费用等服务也需要缴纳 HST。
• Non-Residents: The buyer needs to be aware of Capital Gains Tax liability if the seller is a non-resident and leaves the country without paying tax.
  非居民：如果卖方为非居民，且未纳税就离开该国，则买方需要注意资本收益税责任。
• Usually, the buyer’s lawyer would check this aspect of the transaction.
  通常情况下，买方的律师会检查交易的这一方面。
• In case the buyer is a non-resident and buys a property in Greater Golden Horseshoe area, the Foreign Buyers Tax would be payable.
  如果买方为非居民，并在大金马蹄地区购买房产，则需缴纳外国买家税。

4.3 Negotiation Strategies
4.3 谈判策略

Sellers' Market  卖方市场

• The number of buyers wishing to purchase exceeds the number or sellers (listings).
  希望购买的买家数量超过卖家（房源）数量。
• Properties sell in less time, prices rise due to excess of buyers, and the situation may lead to multiple/competing offers.
  房产在更短的时间内售出，价格因买家过多而上涨，这种情况可能会导致多重/竞争性出价。
• Buyers have less time to view the property and may have to make a hurried decision.
  买家看房的时间更少，可能不得不匆忙做出决定。

Buyers' Market  买方市场

• The number of properties available for sale (listings) exceeds the number of buyers.
  可供出售的房产（房源）数量超过买家数量。
• Due to fewer number of buyers, the listing period may need to be extended.
  由于买家数量较少，挂牌期可能需要延长。
• Buyers may view the property many times and may take long time to purchase, usually with more conditions in the offer.
  买家可能会多次看房，可能需要很长时间才能购买，通常会在报价中附加更多条件。

Balanced Market  平衡市场

• The number of sellers (listings) is sufficient for the number of buyers wishing to purchase.
  卖家（房源）数量足以满足希望购买的买家数量。
• The supply (listings) and demand (buyers) forces are more or less balanced.
  供应（房源）和需求（买家）力量大致平衡。
• The prices are stabilized, the sellers and buyers negotiate freely, sales occur within reasonable time, and the offers typically include acceptable terms and conditions.
  价格趋于稳定，买卖双方自由谈判，在合理的时间内完成销售，出价通常包括可接受的条款和条件。

Factors Affecting Real Estate Market
影响房地产市场的因素

• Demography: Immigration, migration, changes in family size, and unemployment rates may affect demography.
  人口统计：移民、迁移、家庭规模变化和失业率都可能影响人口结构。
• A family is a primary consumer of housing and creation of new families by way of growing and married children generates housing demand.
  家庭是住房的主要消费群体，通过子女成长和结婚而建立的新家庭会产生住房需求。
• Employment Conditions: When the overall economic conditions are not good, unemployment may rise, which leads to decrease in number of buyers and a drop in real estate prices.
  就业状况：当整体经济状况不佳时，失业率可能会上升，从而导致购房者人数减少，房地产价格下降。
• Interest Rates: High interest rates usually result in decrease in real estate activity whereas low interest rates increase the demand for real estate and push the prices upwards.
  利率：高利率通常会导致房地产活动减少，而低利率则会增加对房地产的需求并推高房价。
• Building Activity: Significant building activity is usually an indication of strong real estate market.
  建筑活动：显著的建筑活动通常表明房地产市场强劲。
• However, if there is no corresponding increase in demand, this may also lead to decline in real estate prices.
  但是，如果需求没有相应增加，也会导致房地产价格下降。

4.4 Advice in Different Market Conditions
4.4 不同市场条件下的建议

Seller's Market  卖方市场

• The seller may be advised to seek a large deposit, hold out for unconditional offer, and negotiate for a higher price, especially when there are multiple/competing offers.
  建议卖方支付大笔定金，坚持无条件出价，并通过谈判争取更高的价格，尤其是在有多个出价/竞争出价的情况下。
• The buyer may be advised to offer the highest price what they can afford and consider submitting an unconditional offer while not ignoring the risks.
  建议买方在不忽视风险的前提下，出其能承受的最高价，并考虑提交无条件报价。
• In case the buyer is submitting an unconditional offer, certain risks must be considered such as defects in the property, low appraised value, and inability to arrange financing.
  如果买方提交的是无条件报价，则必须考虑到某些风险，如房产存在缺陷、估价过低以及无法安排融资等。
• The buyer may also think that the salesperson did not protect their best interests by advising them to submit an unconditional offer.
  买方还可能认为，销售人员建议他们提交无条件报价，没有保护他们的最佳利益。

Buyer's Market  买方市场

• The seller client may be advised to keep the home in good condition, keep it available for showings, expect to receive conditional offers, and that the offer may be at a price lower than what they expect.
  卖方客户可能会被建议保持房屋状况良好，随时准备看房，预期会收到有条件的出价，而且出价可能会低于他们预期的价格。
• The buyer client may be advised to make an informed decision, take their time in viewing properties, make their offer conditional, and submit an offer only on the property that allows room for negotiations.
  可以建议买方客户做出明智的决定，慢慢看房，有条件地出价，只对有谈判余地的房产出价。

Balanced Market  平衡市场

• In a balanced market, the buyers and sellers should be advised that conditional offers may be made as no party is at a distinct advantage or disadvantage.
  在一个平衡的市场中，买方和卖方应被告知可以提出有条件的报价，因为任何一方都不会处于明显的优势或劣势。
• Buyers and sellers should be advised according to the existing balanced market conditions and make or accept reasonable offers.
  买卖双方应根据现有的平衡市场条件，提出或接受合理的报价。

Conditions and Clauses  条件和条款

• Protecting Best Interests: Salespersons should insert appropriate clauses in the agreement to protect the best interests of the buyer client or the seller client.
  保护最佳利益：销售人员应在协议中加入适当条款，以保护买方客户或卖方客户的最佳利益。
• Most common conditions include arrangement of mortgage financing, satisfactory home inspection, and arranging insurance.
  最常见的条件包括安排抵押贷款、令人满意的房屋检查和安排保险。
• Additionally, there should be clauses related to guarantees from seller regarding condition of the property, chattels, fixtures, or major improvements.
  此外，还应有卖方对房产、动产、固定装置或主要装修状况提供担保的相关条款。
• Appropriate clauses should be inserted if the seller agrees to undertake repairs for damages and repainting, if necessary.
  如果卖方同意在必要时进行损坏维修和重新粉刷，则应加入适当的条款。

Competing Offers  竞争性报价

• When working with a seller, there may be a competing offer situation when more than one buyer is interested in the property.
  在与卖方合作时，如果有多个买家对房产感兴趣，可能会出现竞争报价的情况。
• The seller client should be informed about the number of offers, the salesperson who made the offer, and if this is a multiple representation situation.
  应告知卖方客户出价的数量、出价的销售人员以及是否属于多重代理的情况。
• All offers must be in writing and signed, and the seller has the option of accepting, rejecting, or countering the buyer’s offer.
  所有报价都必须以书面形式签署，卖方可以选择接受、拒绝或反驳买方的报价。
• Some frustrated buyers whose offers are not acceptable, may think that the offer process was not conducted fairly.
  一些出价不被接受的沮丧买家可能会认为出价过程不公平。
• Salespersons must ensure that proper records are maintained, such as evidence of number of offers, in case any of the buyers make a complaint to RECO.
  销售人员必须确保保存适当的记录，例如出价次数的证据，以防任何买方向 RECO 投诉。

Table of Contents  目录

5. FINANCIAL ASPECTS & THIRD-PARTY PROFESSIONALS
5.财务问题与第三方专业人员

5.1 Selling and Buying Expenses
5.1 销售和采购费用

Seller's Expenses  卖方费用

• Home Staging: Home staging makes the home visually attractive to potential buyers so that it can sell quickly for a higher value.
  房屋分期：房屋分期：让房屋在视觉上吸引潜在买家，从而以更高的价值迅速售出。
• The seller can hire a professional to highlight the key features of the home.
  卖方可以聘请专业人士突出房屋的主要特点。
• The home staging profession is not currently regulated.
  目前，家居分期行业不受监管。
• Lender: The seller may have to incur the cost of early mortgage discharge before the expiry of the term.
  贷款人：卖方可能需要承担在期限到期前提前解除抵押的费用。
• Surveyor: A new survey of the property may be required to confirm the lot size and property boundaries.
  测量师：可能需要对房产进行新的勘测，以确认地块面积和房产边界。
• The cost of survey depends on the type of survey required.
  调查费用取决于所需的调查类型。
• Lawyer: Services of the lawyer are important to review the Agreement of Purchase and Sale, respond to questions from buyer’s lawyer, to perform closing adjustments, and to legally transfer the property title to the buyer on closing date.
  律师：律师的服务非常重要，包括审查买卖合同、回答买方律师的问题、进行过户调整以及在过户日将房产证合法过户给买方。
• The amount of legal fees depends on the complexity of the transaction.
  法律费用的多少取决于交易的复杂程度。
• HST and Capital Gains Tax: HST is applicable to various services such as lawyer’s fees, brokerage remuneration, and moving costs.
  HST 和资本收益税：HST 适用于各种服务，如律师费、经纪人报酬和搬家费。
• Capital Gains Tax is payable if the property is not a principal residence, or it is an investment property.
  如果房产不是主要住所，或者是投资性房产，则需要缴纳资本收益税。
• The seller pays this tax with his/her next income tax return.
  卖方在下次申报所得税时支付这笔税款。
• Further, the Capital Gains Tax is payable if the seller is a non-resident of Canada.
  此外，如果卖方不是加拿大居民，则需缴纳资本收益税。
• Remuneration: Remuneration on sale is usually paid by the seller to both brokerages.
  报酬：销售报酬通常由卖方支付给两家经纪公司。
• The deposit received from the buyer is first applied to reduce seller’s remuneration obligations upon closing.
  从买方收到的定金首先用于减少卖方在成交时的报酬义务。
• Moving Expenses: In addition to the cost of moving the household stuff by a moving company, the other costs include change of address on utility accounts, driver’s license, payments for rent-to-own equipment, etc.
  搬家费用：除了由搬家公司搬运家用物品的费用外，其他费用还包括水电费账户地址变更、驾驶执照、租赁设备费用等。
• Closing Adjustments: Closing adjustments performed by lawyers include seller’s portion of unpaid property tax, unmetered utility costs, etc.
  成交调整：由律师执行的成交调整包括卖方未支付的房产税部分、未计量的水电费等。
• The details are given in the Statement of Adjustments provided by the seller’s lawyer.
  详情见卖方律师提供的《调整声明》。

Buyer's Expenses  买方费用

• Property Inspection: The property inspector provides information to buyer on the condition of the structural components (windows, doors, roof, attic, floors, ceiling, insulation, etc.) and its electrical/mechanical systems such as furnace, plumbing, air conditioning, etc.
  物业检查：物业检查员向买方提供有关结构部件（门窗、屋顶、阁楼、地板、天花板、隔热材料等）及其电气/机械系统（如火炉、管道、空调等）状况的信息。
• Appraiser. The buyer’s lender may require an estimate of value (appraisal) of the property by a professional appraiser. The cost is usually paid by the buyer.
  估价师。买方的贷款人可能会要求由专业估价师对房产进行估价（评估）。费用通常由买方支付。
• Surveyor: The buyer may need a survey report to identify any encroachments, improvements, and other issues that would not be covered by the Title Insurance.
  测量师：买方可能需要一份勘测报告，以确定产权保险未涵盖的任何侵占、改良和其他问题。
• Additionally, if the buyer wants other improvements after closing that require a building permit, an up-to-date survey would be required by the municipality.
  此外，如果买方希望在成交后进行其他需要建筑许可的装修，市政当局会要求提供最新的调查报告。
• Some lenders also insist on having a survey for mortgage financing.
  有些贷款机构还坚持要求对抵押贷款进行调查。
• Lawyer: The buyer will require services of a lawyer to review the Agreement of Purchase and Sale, to perform Title Search to ensure property is in marketable condition, obtain Title Insurance to protect against items discovered after closing, and register the title in the buyer’s name on the closing date.
  律师：买方将需要律师的服务，以审查买卖合同，进行产权调查以确保房产处于适销状态，办理产权保险以防成交后发现问题，并在成交日将产权登记在买方名下。
• Land Transfer Tax: The buyer is required to pay the provincial and municipal (if applicable) Land Transfer Tax.
  土地转让税：买方需支付省市（如适用）土地转让税。
• The amount depends on the purchase price (Value of Consideration) of the property.
  金额取决于房产的购买价格（代价价值）。
• A sliding scale is used to calculate the amount of tax payable.
  应纳税额按比例计算。
• Remuneration: Although remuneration for most transactions is usually paid by the seller, the buyer may be liable for remuneration under certain circumstances according to the terms of the Buyer Representation Agreement.
  酬金：虽然大多数交易的酬金通常由卖方支付，但根据《买方代表协议》的条款，买方在某些情况下可能需要支付酬金。
• Moving Expenses: The cost of moving truck, changing addresses, and transferring utility accounts are included in this category.
  搬家费：本类别包括搬家费、地址变更费和公用事业账户转移费。
• Closing Adjustments: The buyer’s lawyer will provide a Statement of Adjustments with details of these expenses.
  成交调整：买方律师将提供一份调整声明，详细说明这些费用。
• Most common adjustments are buyer’s portion of property tax that seller has already paid and the cost of full tank of heating oil or propane gas.
  最常见的调整是由买方承担卖方已支付的房产税部分，以及整罐取暖油或丙烷气的费用。

Provincial Land Transfer Tax Credit
省土地转让税抵免

• First-time buyers of new and resale homes may receive partial refund of provincial Land Transfer Tax.
  新房和转售房的首次购房者可获得省土地转让税的部分退税。
• The maximum amount of this refund is currently $\mathrm{\$}4,000$$\mathrm{\$}4,000$$4,000\$ 4,000.
  该退款的最高金额目前为 $\mathrm{\$}4,000$$\mathrm{\$}4,000$$4,000\$ 4,000 。
• Qualifying Criteria for Credit:
  信贷资格标准：
• The buyer must be a Canadian citizen or permanent resident and over 18 years of age.
  买家必须是年满 18 周岁的加拿大公民或永久居民。
• The buyer must use the home as principal residence and occupy it within 9 months of purchase.
  购房者必须在购房后 9 个月内将房屋用作主要住所并居住。
• The buyer or buyer’s spouse should not have previously owned a home anywhere in the world.
  购房者或购房者的配偶之前不得在世界任何地方拥有住房。

5.2 Mortgage Financing  5.2 抵押融资

• Mortgage: The term mortgage refers to a claim or encumbrance on a property given by a borrower to a lender.
  抵押：抵押一词是指借款人向贷款人提供的对财产的要求权或抵押权。
• The terms and conditions of the mortgage are given in a document called Mortgage Document.
  抵押贷款的条款和条件载于一份名为 "抵押文件 "的文件中。
• A copy of this document must be provided to the borrower with 30 days of signing.
  该文件的副本必须在签署后 30 天内提供给借款人。
• Mortgagor: The party that gives the mortgage and gets the mortgage loan, i.e. the debtor or the borrower.
  抵押人：提供抵押并获得抵押贷款的一方，即债务人或借款人。
• Mortgagee: The party to whom an interest in property is transferred as security of the mortgage loan, i.e. the creditor or lender.
  抵押人：作为抵押贷款担保而受让财产权益的一方，即债权人或贷款人。
• Legal Mortgage (First Mortgage): Historically, a Legal Mortgage used to directly transfer the estate or interest in land to the mortgagee to ensure repayment of loan.
  法定抵押（首次抵押）：从历史上看，法定抵押用于将土地财产或权益直接转移给抵押人，以确保偿还贷款。
• Under the current Land Titles Act, the actual transfer of title does not take place.
  根据现行的《土地所有权法》，所有权并未实际转让。
• Equitable Mortgage (Second, Third, etc.): This historic term differentiates a mortgage against equity from the legal mortgage.
  衡平抵押（第二次、第三次等）：这一历史术语将股权抵押与法定抵押区分开来。
• These mortgages are used when a mortgagor requires additional funding but does not want to disturb the existing legal (first) mortgage.
  当抵押人需要额外资金，但又不想影响现有的法定（第一）抵押时，就会使用这种抵押。
• A secondary lender may assume the risk of financing.
  二级贷款人可承担融资风险。
• Amortization: Amortization refers to retirement of the mortgage debt by means of periodic payments of principal and interest. The entire loan is paid off at the end of the amortization period.
  摊销：摊还是指通过定期支付本金和利息的方式偿还抵押贷款债务。整个贷款在摊还期结束时还清。
• Fully Amortized Mortgage: A fully amortized mortgage is that in which the loan is fully paid off during the term. In other words, the amortization and term are of equal time period.
  全额摊还抵押贷款：全额摊还抵押贷款是指贷款在期限内全部还清。换句话说，摊还期和期限是相等的。
• Partially Amortized Mortgage: The mortgage loan is not paid off when the term comes to an end and there is a balance remaining. The period of term is less than the amortization period.
  部分摊还抵押贷款：按揭贷款在期限结束时尚未还清，但仍有余额。期限小于摊还期。
• Mortgage Term: The length of time the borrower is committed to the lender.
  抵押期限：借款人向贷款人承诺的期限。
• The mortgage has specified interest rate, payment schedule, and privileges during the term.
  抵押贷款规定了利率、付款时间表和期限内的特权。
• When the term ends, the mortgagor may renew with the same lender or with a different lender.
  期满后，抵押人可与同一贷款人或不同贷款人续签。
• Loan-to-Value (LTV) Ratio: This is the ratio of mortgage loan to the value of the property and is expressed as a percentage.
  贷款价值比（LTV）：这是抵押贷款与房产价值的比率，用百分比表示。
• This ratio is an important factor when considering mortgage application.
  在考虑抵押贷款申请时，该比率是一个重要因素。
• For example, if the mortgage is $\mathrm{\$}300,000$$\mathrm{\$}300,000$$300,000\$ 300,000 and the value is $\mathrm{\$}400,000$$\mathrm{\$}400,000$$400,000\$ 400,000, the LTV would be $75\mathrm{\%}(300,000÷400,000\times 100)$$75\mathrm{\%}(300,000÷400,000\times 100)$75%(300,000-:400,000 xx100)75 \%(300,000 \div 400,000 \times 100).
  例如，如果抵押贷款额为 $\mathrm{\$}300,000$$\mathrm{\$}300,000$$300,000\$ 300,000 ，价值为 $\mathrm{\$}400,000$$\mathrm{\$}400,000$$400,000\$ 400,000 ，LTV 就是 $75\mathrm{\%}(300,000÷400,000\times 100)$$75\mathrm{\%}(300,000÷400,000\times 100)$75%(300,000-:400,000 xx100)75 \%(300,000 \div 400,000 \times 100) 。

Interest Rates  利率

• Fixed Interest Rates: In a fixed-rate mortgage, the interest rate does not change during the term.
  固定利率：在固定利率抵押贷款中，利率在期限内不会改变。
• In a blended payment, the amount of principal and interest may change with each payment, but the payment amount remains the same.
  在混合支付中，每次支付的本金和利息金额可能会发生变化，但支付金额保持不变。
• Variable Interest Rate: In a variable-rate mortgage, the interest rate may fluctuate periodically as per market conditions and lender’s prime rate.
  浮动利率：在浮动利率抵押贷款中，利率可能会根据市场情况和贷款人的最优惠利率定期浮动。
• Accordingly, adjustments are made to regular payments or the amortization period.
  因此，对定期付款或摊还期进行了调整。

Factors Influencing Interest Rates:
影响利率的因素：

• Interest rates are largely determined by supply and demand forces in the mortgage market.
  利率主要由抵押贷款市场的供求关系决定。
• Abundant supply of funds in the mortgage market usually lowers interest rates.
  抵押贷款市场上充裕的资金供应通常会降低利率。
• When other options appear more appealing to investors, they may take out their money from mortgage market, which results in increase in interest rates.
  当其他选择对投资者更有吸引力时，他们可能会从抵押贷款市场撤出资金，从而导致利率上升。
• The government also exerts tremendous pressure on interest rates by setting the monetary policies.
  政府还通过制定货币政策对利率施加巨大压力。

Repayment Options  还款选择

• Interest Only: The borrower does not repay principal, but only pays interest at regular intervals.
  只付利息：借款人不偿还本金，只定期支付利息。
• The entire principal is due at the end of the term.
  全部本金在学期结束时到期。
• They are typically used for short-term mortgage loans.
  它们通常用于短期抵押贷款。
• Interest Accruing: No payment of principal or interest is made during the term.
  应计利息：期限内不支付本金或利息。
• Both the principal and the interest are due at the end of the term.
  本金和利息都在期末到期。
• This type of mortgage is rarely found in the mortgage market.
  这种抵押贷款在抵押贷款市场上很少见。
• Interest Plus Specified Principal: The borrower repays a fixed principal amount and interest at specified times during the term.
  利息加指定本金：借款人在期限内的指定时间偿还固定本金和利息。
• Blended (Amortized): Equal Blended (principal and interest) payments are made at regular specified intervals.
  混合（摊销）：等额混合付款（本金和利息）定期支付。
• Payment is based on the Amortization schedule and payment frequency (monthly, bi-weekly, etc.).
  付款根据摊还时间表和付款频率（每月、每两周等）确定。
• This product plan is most common and dominates the residential market.
  这种产品方案最为常见，在住宅市场上占主导地位。

Mortgage Covenants  抵押契约

• Three Implied Covenants (obligations) of the mortgagor apply under the Land Registration Reform Act when Standard Charge Terms are not registered on title
  根据《土地登记改革法》，当标准押记条款未在所有权上登记时，抵押人的三项默示契约（义务）适用于以下情况
• First Implied Covenant: The mortgagor will make payments of principal and interest, the property will be insured, the mortgagor has the legal right to give mortgage, and there are no encumbrances on title other than those registered.
  第一项默示约定：抵押人将支付本金和利息，财产将得到保险，抵押人拥有提供抵押的合法权利，除登记的抵押物外，产权上没有其他负担。
• Further, the mortgagee will have the right to take possession and sell property to recover monies when the mortgagor is in default, etc.
  此外，当抵押人违约时，抵押权人有权占有和出售财产以收回款项。
• Second Implied Covenant (Usual Covenants): The mortgagor has Fee Simple Interest in the property.
  第二项默示约定（通常约定）：抵押人拥有房产的简单权益。
• Third Implied Covenant: It related to leased properties and the mortgagor covenants that the lease is up to date.
  第三项默示约定：它与租赁房产有关，抵押人承诺租约是最新的。

Mortgagee Rights  抵押权人的权利

• Right to Assign the Mortgage: The mortgage can be sold, transferred or assigned without the prior consent of the mortgagor.
  抵押权转让权：未经抵押权人事先同意，可以出售、转让或转移抵押权。
• However, the mortgagor must be notified of this assignment.
  不过，必须将此转让通知抵押人。
• Right to be Paid: The mortgagee has the right to be paid the principal and interest based on arrangements spelled out in the mortgage document.
  受偿权：抵押权人有权根据抵押文件中规定的安排获得本金和利息的偿付。
• If all covenants are fulfilled, a discharge is provided to the mortgagor.
  如果所有契约都得到履行，抵押权人就可以解除抵押。

Mortgagor Rights  抵押权人的权利

• Quiet Possession: The mortgagor has the right to quiet uninterrupted possession of the property when not in default.
  安静占有：抵押人有权在未违约时不间断地安静占有房产。
• Redeem the Property Free of the Mortgage: The mortgagor retains the right to sell or mortgage his/her interest.
  无抵押赎回财产：抵押人保留出售或抵押其权益的权利。
• Any provision that gives the mortgagee an option to purchase the property is invalid.
  任何赋予抵押权人购买财产选择权的条款都是无效的。
• The mortgagor must never be prevented from redeeming the property free of the debt.
  绝不能阻止抵押人赎回财产，摆脱债务。
• Discharge the Mortgage: When the entire debt is paid off, the mortgagee executes a discharge in favour of the mortgagor.
  解除抵押：当债务全部清偿后，抵押人向抵押权人签发解除抵押的文件。

Privileges  特权

• Prepayment: Additional payments, other than scheduled regular payments, are not permitted unless there is such a clause in the mortgage terms.
  预付款：除定期付款外，不允许额外付款，除非抵押贷款条款中有此类条款。
• These prepayments reduce the amortization period and the overall interest paid.
  这些预付款减少了摊还期和支付的总利息。
• Renewal: This privilege normally does not exist, but some mortgages may have a built-in renewal privilege.
  续期：这种权限通常不存在，但有些抵押贷款可能有内置的续期权限。
• Transfer of Mortgage (Mortgage Assumption): Three approaches exist in the market -
  抵押权转移（抵押权承担）：市场上有三种方法
• The mortgagor may be able to transfer without the consent of the mortgagee, but he/she may remain liable through the personal covenant.
  抵押人可以不经抵押权人同意进行转让，但他/她仍可能通过个人契约承担责任。
• The mortgagee may insert an approval clause requiring approval of any person who will be assuming the mortgage.
  抵押人可插入一项批准条款，要求任何将承担抵押的人批准。
• The mortgagee may prohibit any transfer of the mortgage.
  抵押权人可禁止转让抵押权。
• Postponement: This privilege, given by second mortgagee, permits the mortgagor to renew or replace an existing first mortgage and retain its priority.
  延期：由第二抵押权人赋予的这一特权允许抵押人更新或替换现有的第一抵押权并保留其优先权。
• This typically happens when the first mortgage expires before the second mortgage.
  这种情况通常发生在第一次抵押贷款先于第二次抵押贷款到期的情况下。
• The second mortgagee postpones its priority in favour of the first mortgagee.
  第二抵押权人将其优先权推迟给第一抵押权人。
• Discharge Penalty: As per the mortgage document, the mortgagor may have to pay the discharge penalty and other legal costs if he/she decides to pay off the loan before the end of the term.
  解除罚款：根据抵押文件，如果抵押人决定在贷款期限结束前还清贷款，可能需要支付解除抵押罚金和其他法律费用。

Mortgage Default and Remedies
按揭违约和补救措施

• Failure of the mortgagor to fulfil obligations under the mortgage terms leads to a Mortgage Default.
  抵押人不履行抵押条款规定的义务会导致抵押违约。
• It is most commonly associated with failure to make payments, but other reasons may exist for a mortgage default.
  最常见的原因是未能还款，但也可能存在其他原因导致抵押贷款违约。
• The lender may first try to remedy the situation by non-legal methods such as correspondence and/or personal contact with the borrower.
  放款人可能会首先尝试通过非法律手段来补救，如与借款人通信和/或亲自联系。
• Payment: The mortgagee has the right to sue the mortgagor under the personal covenant for payment of unpaid loan.
  付款：抵押权人有权根据个人契约起诉抵押人，要求其偿还未付贷款。
• Foreclosure: This is a court action taken by a mortgagee. The mortgagor is given some specified time to pay the loan and redeem, failing which the mortgagee forecloses. The mortgagor forfeits any equity that he or she may have in the property.
  取消抵押品赎回权：这是抵押权人采取的法院行动。抵押人在规定时间内偿还贷款并赎回，否则抵押权人取消抵押品赎回权。抵押人丧失其在房产中可能拥有的任何权益。
• Judicial Sale: This is a court action taken by a mortgagee. The proceeds of the sale are typically paid into the court with funds applied to amounts paid to encumbrancers according to priority. Any surplus would be awarded to the mortgagor.
  司法拍卖：这是抵押权人向法院提起的诉讼。拍卖所得款项通常会支付给法院，并按照优先顺序用于支付给抵押权人的款项。任何盈余都将归抵押权人所有。
• Quit Claim Deed: The mortgagor agrees to release any right in the mortgaged property including the equity of redemption.
  退出权利要求契约：抵押人同意解除对抵押财产的任何权利，包括赎回权。
• Power of Sale: This is the legal right of the mortgagee to force the sale of property without involvement of a court.
  出售权：这是抵押权人在没有法院介入的情况下强制出售财产的法定权利。
• Power of Sale is the most frequently used remedy by lenders when the mortgagor is in default.
  当抵押人违约时，出售权是贷款人最常使用的补救措施。
• When the property is sold, any excess amount after deduction of loan amount and the cost of sale is returned to the mortgagor.
  房产出售后，扣除贷款额和出售成本后的多余部分将退还给抵押人。
• When marketing the property for sale, the mortgagor must ensure that it is exposed to public in open market and is sold for its fair market value.
  在销售房产时，抵押人必须确保房产在公开市场上面向公众，并以公平的市场价值出售。
• Possession by Mortgagee: In case of Power of Sale or Foreclosure, the mortgagee may take possession of the mortgaged property.
  抵押人占有：在出售权或取消赎回权的情况下，抵押权人可以占有抵押财产。
• The mortgagee may remove the occupants of the property while still respecting the rights of tenants (if any).
  抵押权人可以在尊重承租人权利（如有）的前提下将房产的居住者迁走。

Sources of Mortgage Funding
抵押贷款资金来源

• Financial institutions (banks), credit unions, trust companies, retirement funds, etc. are primary sources of mortgage financing.
  金融机构（银行）、信用社、信托公司、退休基金等是抵押贷款融资的主要来源。
• Alternate sources include Seller Take Back (seller financing the sale of his own property and taking back mortgage), private investors, sale/leaseback, etc.
  其他来源包括卖方收回（卖方出售自己的房产并收回抵押贷款）、私人投资者、出售/回租等。

Other Lender Services  其他贷款人服务

• Financing/Refinancing: Refinancing refers to altering the terms of the mortgage loan for taking out equity or for making additional loan payments from their savings.
  融资/再融资：再融资是指改变按揭贷款的条件，从储蓄中提取资产或支付额外贷款。
• Purchase Plus Improvements: When purchasing the property, a buyer may apply for the cost of improvements in addition to the mortgage loan.
  购买加装修：在购买房产时，买方可申请抵押贷款以外的装修费用。
• Construction Loans: This is a short-term loan with higher interest rate used to cover the cost of construction.
  建筑贷款：这是一种利率较高的短期贷款，用于支付建筑成本。
• A builder may take this mortgage during construction and then the buyer arranges his/her own mortgage upon closing.
  建筑商可能会在施工期间接受这种抵押，然后买方在过户时自行安排抵押。
• Alternatively, a buyer may be arranging a loan during the construction phase.
  另外，买方也可以在施工阶段安排贷款。
• Lines of Credit: This line of credit is usually secured against the borrower’s home.
  信用额度：这种信用额度通常以借款人的房屋为抵押。
• No payments are required until the borrower takes out money out of the line of credit.
  在借款人从信贷额度中取出资金之前，无需还款。

Mortgage Markets and Borrowers
抵押贷款市场和借款人

• Primary Market: New loans for property financing, new construction, renovations, etc.
  一级市场：用于房地产融资、新建工程、翻新工程等的新贷款。
• Secondary Market: Existing mortgage instruments are traded based on future cash flows.
  二级市场：现有抵押贷款工具根据未来现金流进行交易。
• Prime Borrowers: Those borrowers who have A or A Plus level credit (excellent credit rating). Lenders have lower risk with these borrowers.
  优质借款人：拥有 A 级或 A Plus 级信用（优秀信用评级）的借款人。贷款人对这些借款人的风险较低。
• Sub-prime Borrowers: Those borrowers who have $B$$B$BB and $C$$C$CC level credit. Lenders have higher risk with these borrowers.
  次级借款人：信用等级为 $B$$B$BB 和 $C$$C$CC 的借款人。放款人对这些借款人的风险较高。

Mortgage Payment Calculations
按揭付款计算

• Number of equal payments of principal and interest in a year -
  一年内等额支付本金和利息的次数-- -
• Weekly-52  每周-52
• Bi-weekly-26  双周-26
• Semi-Monthly - 24  半月 - 24
• Monthly - 12  每月 - 12
• Payment Calculation:  付款计算：

Example:  例如

5.3 Mortgage Qualification (GDS/TDS)
5.3 抵押资格（GDS/TDS）

Conventional and High Ratio Mortgages
常规和高比率抵押贷款

• Loan to Value Ratio (LTV): LTV ratios vary by lender and type of property.
  贷款价值比 (LTV)：按揭成数因贷款机构和房产类型而异。
• Institutional lenders (financial institutions) can use a maximum of $75\mathrm{\%}$$75\mathrm{\%}$75%75 \% LTV for financing commercial properties.
  机构贷款人（金融机构）在为商业地产融资时最多可使用 $75\mathrm{\%}$$75\mathrm{\%}$75%75 \% LTV。
• Conventional Mortgage: When the mortgage loan is up to $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% of the value or the LTV is $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% or less. This provides high equity protection for the mortgagor.
  常规抵押贷款：当抵押贷款不超过价值的 $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% 或 LTV 不超过 $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% 时。这为抵押人提供了较高的资产保护。
• However, lenders may set more restrictive limits, e.g. $50\mathrm{\%}$$50\mathrm{\%}$50%50 \% or $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% based on individual property and associated risk.
  不过，贷款人可根据个人财产和相关风险设定更严格的限额，如 $50\mathrm{\%}$$50\mathrm{\%}$50%50 \% 或 $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% 。
• High Ratio Mortgage: This is a mortgage loan that exceeds $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% of the value or the LTV is more than $80\mathrm{\%}$$80\mathrm{\%}$80%80 \%, which is the normal limit for a conventional first mortgage.
  高比率抵押贷款：这是指抵押贷款超过价值的 $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% 或 LTV 超过 $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% 的抵押贷款，这是常规第一抵押贷款的正常限额。

Mortgage Default Insurance
按揭违约保险

• Mortgage Default Insurance provides protection to lenders in case of default by the borrower.
  抵押贷款违约保险在借款人违约时为贷款人提供保护。
• The borrower is required to pay the one time premium at the time of closing if their down payment is less than $20\mathrm{\%}$$20\mathrm{\%}$20%20 \%.
  如果借款人的首付款低于 $20\mathrm{\%}$$20\mathrm{\%}$20%20 \% ，借款人需要在过户时支付一次性保险费。
• In other words, lenders require default insurance when the LTV is more than $80\mathrm{\%}$$80\mathrm{\%}$80%80 \%.
  换句话说，当贷款人的信用等级超过 $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% 时，贷款人就会要求提供违约保险。
• The amount of premium depends on the actual LTV of the borrower.
  保费金额取决于借款人的实际按揭成数。
• Canada Mortgage and Housing Corporation (CMHC) is the government insurance provider.
  加拿大抵押与住房公司（CMHC）是政府保险提供商。
• Other private sector insurers include Genworth Canada and Canada Guaranty.
  其他私营保险公司包括 Genworth Canada 和 Canada Guaranty。

Mortgage Default Insurance Calculations
按揭违约保险计算

• The following table explains how mortgage insurance premium is calculated.
  下表解释了按揭保险费的计算方法。

LTV Formula:  LTV 公式：

• Premium is charged as a percentage of the loan amount.
  保费按贷款额的一定百分比收取。

Solution:  解决方案

5.4 Mortgage Approval  5.4 按揭审批

Mortgage Qualification  抵押贷款资格

• Application: Most applications assess the financial capability of the borrower; the value of the property being financed, and its marketability.
  申请：大多数申请都会评估借款人的财务能力、所融资产的价值以及其适销性。
• Appraisal and Credit Check: The lender assesses the risk, repayment capability of the borrower, his/her credit history, and hires an appraiser to ensure that the property meets lender’s criteria for financing.
  评估和信用调查：贷款人评估风险、借款人的还款能力及其信用记录，并聘请评估师确保房产符合贷款人的融资标准。
• Mortgage Commitment: This refers to commitment of loan by lender after the buyer has made an offer.
  按揭承诺：这是指在买方出价后，贷款人承诺提供贷款。
• The commitment is subject to certain terms and conditions, which typically include evidence of fire insurance, payment of property taxes, satisfactory clean title, survey of the property, etc.
  承诺须遵守某些条款和条件，通常包括火灾保险证明、财产税缴纳证明、令人满意的清洁产权证明、财产调查证明等。
• Pre-Approval: A pre-approved buyer is also called a Cash Buyer. The term ‘cash’ does not refer to any cash payment by the buyer.
  预先批准：预先批准的买家也称为现金买家。现金 "一词并非指买方支付的任何现金。
• Pre-approval is a confirmation document setting out the maximum amount that can be borrowed, the interest rate (guaranteed for a specific time) and monthly payments.
  预先批准是一份确认文件，其中规定了可借贷的最高金额、利率（在特定时间内保证）和每月还款额。
• The confirmation is subject to an appraisal and verification of information provided by the borrower.
  确认须经评估并核实借款人提供的信息。

Gross Debt Service Ratio (GDS)
总偿债率（GDS）

• GDS Ratio is the maximum percentage of borrower’s annual income that should be allocated to principal, interest, and property taxes.
  GDS 比率是借款人年收入中用于本金、利息和房产税的最高百分比。
• Most lenders keep this ratio between $27\mathrm{\%}$$27\mathrm{\%}$27%27 \% and $32\mathrm{\%}$$32\mathrm{\%}$32%32 \%.
  大多数贷款人将这一比例控制在 $27\mathrm{\%}$$27\mathrm{\%}$27%27 \% 和 $32\mathrm{\%}$$32\mathrm{\%}$32%32 \% 之间。

GDS Formula  全球数据系统公式

Solution:  解决方案

Total Debt Service Ratio (TDS)
总偿债率（TDS）

• TDS Ratio is the maximum percentage of borrower’s annual income that should be allocated to principal, interest, property taxes, and other obligations such as car loan, credit card payments, etc.
  TDS 比率是指借款人年收入中用于支付本金、利息、房产税和其他债务（如汽车贷款、信用卡还款等）的最高百分比。
• Most lenders keep this ratio between $37\mathrm{\%}$$37\mathrm{\%}$37%37 \% and $40\mathrm{\%}$$40\mathrm{\%}$40%40 \%.
  大多数贷款人将这一比例控制在 $37\mathrm{\%}$$37\mathrm{\%}$37%37 \% 和 $40\mathrm{\%}$$40\mathrm{\%}$40%40 \% 之间。

TDS Formula  TDS 公式

Solution:  解决方案

5.5 Role of Lawyers
5.5 律师的作用

• Once the offer has been accepted and the conditions are fulfilled or waived, the brokerages send copies of the agreement documents to the respective lawyers.
  一旦要约被接受，条件得到满足或放弃，经纪公司就会将协议文件副本发送给相关律师。
• Seller’s Lawyer: Prepares the draft deed of the property for transfer to the buyer and the Statement of Adjustments.
  卖方律师：准备财产转让给买方的契约草案和调整声明。
• Buyer’s Lawyer: Performs Title Search, other searches such as unpaid property taxes, work orders, etc.
  买方律师：进行产权搜索和其他搜索，如未支付的房产税、施工单等。
• Also reviews the Statement of Adjustments received from the seller’s lawyer.
  同时审查从卖方律师处收到的调整声明。
• Both Lawyers: Review the Agreement of Purchase and Sale and advise their clients about the terms of the agreement.
  双方律师：审查买卖协议，并就协议条款向客户提供建议。
• They complete the closing process, which is currently performed using eregistration.
  他们完成目前通过电子注册进行的结账程序。

You Simply Can't Go Wrong With MiniCram
使用 MiniCram 绝对不会错

6. RESIDENTIAL STRUCTURAL COMPONENTS
6.住宅结构部件

6.1 Styles and Features of Lots
6.1 地块的风格和特点

Shapes of Residential Lots
住宅用地的形状

• Rectangular: This is the most common lot shape, which has equal front and rear lines, and equal side lines. The frontage is usually less than the depth.
  矩形：这是最常见的地块形状，前后线相等，边线相等。正面通常小于纵深。
• Square: All four sides of the property lines are equal. This shape is uncommon in urban areas but may be available in rural areas.
  正方形：地产线四边相等。这种形状在城市地区并不常见，但在农村地区可能会有。
• Wide-Shallow: In this type of lot, the frontage is more than the depth, which reduces the area for the back yard. The structure is built parallel to the road.
  宽-浅：这种地块的正面大于纵深，从而减少了后院的面积。建筑结构与道路平行。
• Pie and Reverse Pie: A pie-shaped lot has smaller frontage as compared to rear, which results in large rear yard.
  饼形和反饼形：饼形地块的前部比后部小，因此后院大。
• The reverse pie-shaped lot has larger frontage as compared to rear, which allows for more living space.
  反向饼形地块的前部比后部宽敞，可提供更多的居住空间。
• These lots are usually on the cul-de-sac to accommodate circular roads and may provide more privacy.
  这些地块通常位于涵道上，以适应环形道路的需要，并可提供更多的私密性。
• Corner: Located at the intersection of two roads, these lots may have additional size and setback requirements.
  拐角：位于两条道路的交叉口，这些地块可能会有额外的面积和后退要求。
• A drawback is that they have limited privacy and are exposed to traffic on two sides.
  缺点是私密性有限，而且两面都会受到交通影响。

Lot Considerations  地段考虑因素

• Additional Costs: There may be additional costs in providing services to an irregularly shaped lot, especially when the structure is located at a distance from the road.
  额外费用：为形状不规则的地块提供服务可能会产生额外费用，特别是当建筑物与道路相距较远时。
• Property Direction: Buyer’s preferences with respect to exposure may add to building costs.
  物业方向：购房者对曝光率的偏好可能会增加建筑成本。
• Depending on the design, the buyer may want an exposure or view that allows for larger or lesser amount of sunlight.
  根据设计的不同，买方可能希望获得或多或少的阳光照射或景观。
• Property Features: A lot with trees or bush area, or a lot on hilly stretch may add to the cost of construction.
  物业特点：有树木或灌木丛的地块或位于丘陵地带的地块可能会增加建筑成本。
• Surrounding Properties: Proximity to nearby nuisances such as excessive noise, pollution, or heavy traffic could potentially decrease the value of the property.
  周边物业：邻近附近的噪音、污染或交通繁忙等干扰因素可能会降低房产的价值。

Accuracy of Listing Data
列表数据的准确性

• Listing Data: Salespersons must ensure that the listing data, such as the size of the lot, is accurate.
  房源数据：销售人员必须确保房源数据（如地块面积）准确无误。
• They should rely on source documents such as the deed or survey of the property to verify lot measurements instead of relying on the information given by the seller.
  他们应依靠房契或房产测量等原始文件来核实地段测量值，而不是依赖卖方提供的信息。
• Information such as irregular lot, pie-shaped lot, corner lot, etc. should be included in listing.
  列表中应包括不规则地块、饼状地块、转角地块等信息。
• Source Documents to Verify Lot Size: The salesperson can verify the lot size from GeoWarehouse®, Municipal Property Assessment Corporation (MPAC), and other documents such as property tax statements, notice of assessment, etc.
  核实地块面积的原始文件：销售人员可从 GeoWarehouse®、市政财产评估公司 (MPAC) 和其他文件（如财产税报表、评估通知等）中核实地块面积。
• Surveys: An up-to-date survey is essential for a real estate transaction. Additionally, lenders may also require a survey for approval of mortgage financing.
  调查：最新的调查报告对房地产交易至关重要。此外，贷款人在批准抵押融资时也可能要求进行调查。
• Once it is known that a survey is required, the salesperson should refer the seller/buyer to an Ontario Land Surveyor.
  一旦知道需要进行测量，销售人员应将卖方/买方介绍给安大略省土地测量师。
• The cost of a new survey depends on the type of survey.
  新调查的费用取决于调查的类型。
• Risk of Old Survey: An older survey obtained from the seller may not show changes to the property after the survey was prepared.
  旧调查的风险：从卖方处获得的旧调查表可能无法显示房产在调查表准备后发生的变化。
• The current physical state of the property may not be the same as shown on the outdated survey.
  房产目前的实际状况可能与过时的测量图上显示的不一样。
• Surveyor’s Real Property Report: This survey consists of two parts - (i) The Plan of Survey, and (ii) The Written Report. The information obtained from this survey includes -
  测量师的不动产报告：该调查由两部分组成：(i) 调查平面图和 (ii) 书面报告。从该调查中获得的信息包括
• The legal description of the property.
  财产的法律描述。
• Dimensions of all property boundaries as well as designation of adjacent properties.
  所有房产边界的尺寸以及邻近房产的名称。
• The location and description of improvements on the property including setbacks.
  地产改良的位置和描述，包括后退。
• The location of any easements or right of ways, such as hydro lines, telephone lines, etc.
  任何地役权或通行权的位置，如水电管线、电话线等。
• Location of survey monuments and encroachments (if any) on the property.
  地产上的测量碑和侵占物（如有）的位置。

Lot Measurements  地块测量

• Imperial to Metric Conversion:
  英制到公制的换算：
• Feet to Metres: Multiply Feet by 0.3048
  英尺到米：将英尺乘以 0.3048
• Square Feet to Square Metres: Multiply Square Feet by 0.0929
  平方英尺到平方米：平方英尺乘以 0.0929
• Acres to Hectares: Multiply Acres by 0.4047
  英亩到公顷：亩乘以 0.4047
• Metric to Imperial Conversion:
  公制到英制的换算：
• Metres to Feet: Multiply Metres by 3.281
  米转英尺： 米乘以 3.281
• Square Metres to Square Feet: Multiply Square Metres by 10.76
  平方米到平方英尺：平方米乘以 10.76
• Hectares to Acres: Multiply Hectares by 2.471
  公顷到英亩：公顷乘以 2.471

The Part, Rate and Whole Concept
部分、比率和整体概念

• The Whole (Big), Part (Small) and Rate (%) Concept:
  整体（大）、部分（小）和比率（%）概念：
• Part = Whole $\times$$\times$xx\times Rate%
  部分 = 全部 $\times$$\times$xx\times Rate%
• Whole = Part $÷$$÷$-:\div Rate%
  整体 = 部分 $÷$$÷$-:\div Rate%
• Rate $=$$=$== Part $÷$$÷$-:\div Whole $\times 100$$\times 100$xx100\times 100
  比率 $=$$=$== 部分 $÷$$÷$-:\div 全部 $\times 100$$\times 100$xx100\times 100

6.2 Housing Types  6.2 住房类型

• Attached: These houses are connected using one or more shared (party) walls. The end unit has only one side attached. These houses are less expensive to build than others.
  附属式：这些房屋通过一堵或多堵共用（共用）墙连接起来。末端单元只有一面相连。这类房屋的建造成本较低。
• Detached: This house is a single structure, which is not connected to any other house and offers wide variety of architectural styles, privacy, and more living space.
  独立式：这种房屋是独立结构，不与其他房屋相连，建筑风格多样，私密性强，居住空间更大。
• Semi-Detached: These side by side houses have one common party wall which is attached to the next house.
  半独立式：这些并排的房屋有一堵共同的墙，与下一栋房屋相连。
• Linked: Two or more houses are attached below grade by a concrete wall, or their garages may be attached.
  相连：两栋或多栋房屋在地面下通过混凝土墙相连，或者车库相连。
• When the structures are connected below grade and not visible, the house may appear to be detached.
  当房屋结构连接在地表以下且不显眼时，房屋可能看起来是独立的。
• Townhouses: Three or more units are joined together by party walls. Every townhouse has a full basement, main living area and an upper level.
  联排别墅：三个或三个以上的单元通过围墙连接在一起。每栋联排别墅都有一个完整的地下室、主要生活区和上层。
• They are cost-effective for the developer who can create more houses in lesser area of land.
  对于开发商来说，它们的成本效益很高，可以在较小的土地面积上建造更多的房屋。
• Townhouses can be freehold or can be a part of condominium complex.
  联排别墅可以是永久产权，也可以是共有公寓的一部分。
• Multi-Unit Residential: There is more than one unit in a single building and are referred to as duplex, triplex, or fourplex.
  多单元住宅：一栋建筑内有一个以上的单元，称为复式、三联式或四联式。
• The units may be joined horizontally or vertically.
  这些单元可以水平或垂直连接。
• The entrance may be separate for each unit or through a common vestibule.
  每个单元的入口可以是单独的，也可以通过一个公共前庭。

Structural Styles  结构风格

• Bungalow: The entire living space is on a single floor. They are commonly found in older neighbourhoods. There are no stairs in the living area.
  平房：整个居住空间都在一层。常见于较老的社区。居住区内没有楼梯。
• Bi-level/Split Entrance: This design effectively uses the lower basement areas, and the front door foyer is located between upper and lower levels.
  双层/分层入口：这种设计有效利用了地下室下层区域，前门门厅位于上下两层之间。
• The basement is raised above grade, which allows for larger windows and more sunlight.
  地下室高于地面，因此可以安装更大的窗户，获得更多的阳光。
• Ranch Styles Bungalow: Like bungalow, it has a low pitch roofline, irregular U-shape or Lshape layout.
  牧场式平房：与平房一样，它的屋顶坡度较低，呈不规则的 U 形或 L 形布局。
• However, it offers more living space than bungalow and may have an attached garage.
  不过，它比平房有更多的居住空间，还可能有一个附属车库。
• Split Level: These 1970s and early 1980s designs offer minimum movements with lesser steps for each level.
  分层式：这种 20 世纪 70 年代和 80 年代初的设计，每层的台阶较少，可提供最少的活动空间。
• The side-split design has a layout from left to right whereas the backsplit design has layout from front to rear.
  侧分式设计的布局是从左至右，而后分式设计的布局是从前至后。
• There may be three or more levels of the living area, up to a maximum of five levels.
  居住区可分三层或更多层，最多不超过五层。
• One and Half Storey: This cost-effective design has about $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% of the total living area on the main floor and offers more square footage on similar lot area.
  一层半：这种高性价比的设计，主楼层的居住面积约占总面积的 $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% ，在类似的地块面积上提供了更多的面积。
• It has a high-pitched roof, with some designs offering dormers.
  它有一个高坡屋顶，有些设计还提供雨棚。
• Two-Storey: The two-storey design is highly popular, which offers large variety in terms of exterior shape, roof design, and floor layout.
  两层楼：两层楼设计非常流行，在外观形状、屋顶设计和楼层布局方面都有很大的不同。
• The living area is equal on first and second floors.
  一楼和二楼的居住面积相等。
• Two-storey homes dominate the urban areas due to rising land costs.
  由于土地成本上升，两层住宅在城市地区占主导地位。
• Two-and-Half Storey: It is similar to two-storey structure, but there is an additional half storey top floor with limited ceiling height.
  两层半：与两层结构类似，但顶层多了半层，天花板高度有限。

Planning Factors Affecting Land Use and Structure Placement
影响土地利用和结构布局的规划因素

• Zoning: Zoning bylaws, enacted by the municipality, dictate the use of land and restrictions.
  分区：由市政府颁布的分区细则规定了土地的用途和限制。
• There may be restrictions on placement of a structure on marshy, rocky, steep sloping, hazardous land or other related situations.
  在沼泽地、岩石地、陡坡地、危险地或其他相关情况下安置建筑物可能会受到限制。
• Homeowners may apply for minor variance to the local Committee of Adjustment when their proposed building plans do not conform to existing bylaws.
  当业主提出的建筑计划不符合现行细则时，他们可以向当地的调整委员会申请小改动。
• There is no guarantee that the minor variance would be approved.
  我们不能保证小规模变更一定会获得批准。
• Topography: Topography such as a sloping site or slope of the adjacent site may affect the placement of structure.
  地形：坡地或邻近场地的坡度等地形可能会影响结构的布置。
• Site Plan Control: These municipal controls typically apply to developers.
  场地规划控制：这些市政控制通常适用于开发商。
• The factors include adequate landscaping and buffering from adjacent properties, grading of the lot, widening of roads, provision of curbs, signs, and walkways, and provision for storm, surface, and water runoff facilities.
  这些因素包括适当的景观设计和与邻近地产的缓冲、地块平整、道路拓宽、提供路缘石、标志和人行道，以及提供暴雨、地表水和径流设施。
• Soil Conditions: Soil conditions can affect placement of the building because foundations need stable and strong soil to retain structural integrity.
  土壤条件：土壤条件会影响建筑物的位置，因为地基需要稳定而坚固的土壤来保持结构的完整性。
• Soil should be stable through wetting and drying cycles, so that expanding soil does not crack foundations.
  土壤应在潮湿和干燥循环中保持稳定，以免膨胀的土壤使地基开裂。
• Water Tables and Flooding: If the land is in a regulated flood plain, the owner may need approvals from the Conservation Authority for construction, fill placement, and watercourse alterations.
  水位和洪水：如果土地位于受管制的洪泛平原，业主可能需要获得保护局的批准才能进行施工、填料放置和水道改造。
• This is to ensure that there is no risk to life or the property due to high water table or floods.
  这是为了确保不会因地下水位过高或洪水而危及生命或财产安全。
• Lot Size: The size of the lot determines the maximum square footage of the house and any secondary structures.
  地块面积：地块大小决定了房屋和任何附属建筑的最大面积。
• Available Services: The distance between the house and the road where services such as hydro and telephone are located is an important consideration.
  可用服务：房屋与水电和电话等服务设施所在道路之间的距离是一个重要的考虑因素。
• Hydro company may install up to 25 meters of hydro lines free of charge, and beyond that, the owner will have to bear the expenses.
  水电公司可以免费安装最长 25 米的水电线路，超出部分则由业主自行承担。

Factors Affecting the Style of Structure
影响结构风格的因素

• Topography: The size, shape, and characteristics of the building is affected by topography of land.
  地形：建筑物的大小、形状和特征受地形的影响。
• Wildlife, endangered species, vegetation, rivers, lakes, or streams can also have influence on the placement of structure.
  野生动物、濒危物种、植被、河流、湖泊或溪流也会对建筑物的位置产生影响。
• Budget: Buyer’s budget may have overall effect on the type of structure that can be afforded.
  预算：买家的预算可能会对可负担的结构类型产生整体影响。
• Contractors may add a contingency amount to their estimate in case the cost increases.
  承包商可在其估算中加入应急金额，以防成本增加。
• Personal Preferences: Buyer’s personal preferences can affect the final design of the structure in terms of choice of materials used for construction.
  个人喜好：买方的个人喜好会在建筑材料的选择方面影响结构的最终设计。
• Sustainability: Homes built for energy efficiency are relatively expensive and take more time to build.
  可持续性：为提高能源效率而建造的房屋价格相对较高，而且建造时间较长。
• Lifestyle: Depending on the age and lifestyle of the owners, several interior or exterior designs changes may be required.
  生活方式：根据业主的年龄和生活方式，可能需要对室内或室外设计进行一些改动。
• Structural Conformity: Tract Housing is a development within a subdivision where several identical houses are built on a tract of subdivision.
  结构一致性：分区住宅是一种分区开发项目，在一块分区土地上建造几栋相同的房屋。
• However, other subdivisions do not maintain identical design but keep unique design of different houses.
  然而，其他小区并没有保持完全相同的设计，而是保留了不同房屋的独特设计。
• Structural Age: The year in which the house was built dominates the style of the structure.
  结构年代：房屋的建造年代决定了房屋结构的风格。

6.3 Parking Options  6.3 停车选择

Residential Parking Types
住宅区停车类型

• Garages: Residential garages can be attached, detached, or built in. The attached garage is most popular due to convenience and low cost.
  车库：住宅车库可以是连体车库、独立车库或内置车库。连体车库因其方便性和低成本而最受欢迎。
• On-Street Parking: Some municipalities permit on-street parking with appropriate parking permits.
  路边停车：一些城市允许在有适当停车许可证的情况下在路边停车。
• Parking Pad: This is the most common type of parking option in urban areas.
  停车垫：这是城市地区最常见的停车方式。
• The parking pad can be built on the front yard with appropriate permits and permitted materials such as concrete, asphalt, or brick interlocking.
  停车坪可以建在前院，但要有相应的许可证和允许使用的材料，如混凝土、沥青或砖块。
• Shared/Mutual Driveway: This type of driveway is jointly used by owners of adjacent properties.
  共用/公用车道：这种车道由相邻物业的业主共同使用。
• There is a right-of-way registered on the title of both properties, which passes on to the subsequent owners.
  两处房产的产权证上都登记有通行权，该通行权会转给后来的业主。
• This type of driveway may have negative effect on the value of property.
  这种车道可能会对房产价值产生负面影响。
• A shared or mutual driveway is a material fact and must be disclosed to the buyer.
  共用或共用车道是一个重要事实，必须向买方披露。
• Carport: A carport is not completely enclosed but may be an extension of the roof structure for covering the vehicle.
  车棚：车棚：车棚不是完全封闭的，但可以是屋顶结构的延伸，用于遮盖车辆。
• Underground Parking: It is popular in dense areas such as townhouses and stacked townhouses, but they decrease the distance between the property and the parking area.
  地下停车场：它在联排别墅和叠层别墅等密集区域很受欢迎，但会减少物业与停车区之间的距离。
• Multi-Level Parking: This is an alternative to conventional surface parking in densely populated urban areas.
  多层停车场：在人口稠密的城市地区，这是传统地面停车场的替代方案。

Building Code for Garages and Carports
车库和车棚建筑规范

• Municipalities require the owner to obtain a building permit under the Ontario Building Code for construction of a garage or carport.
  市政当局要求业主根据《安大略省建筑法规》（Ontario Building Code）获得建造车库或车棚的建筑许可。
• The construction work must adhere to standards for fire and safety, means of exit, accessibility, service facilities, structural loads, foundations, design, and materials.
  建筑工程必须遵守消防和安全、出口通道、无障碍设施、服务设施、结构荷载、地基、设计和材料方面的标准。
• Heating, ventilation, plumbing materials, and drainage requirements must be met.
  必须满足供暖、通风、管道材料和排水要求。
• Additionally, the construction work must meet the requirements under the Electrical Safety Code.
  此外，建筑工程必须符合《电气安全规范》的要求。

Driveway Finishes  车道饰面

• Poured Concrete: This is a common type of driveway, which can be built in sections to accommodate expansion or contraction. It is more expensive than other finishes.
  浇筑混凝土：这是一种常见的车道类型，可以分段建造，以适应膨胀或收缩。与其他饰面相比，它的价格较高。
• Asphalt Paved: It is most popular of all finishes, is easy to install, and less expensive. Cracking on the asphalt surface is a common problem.
  沥青铺面：它是所有饰面中最受欢迎的一种，易于安装，而且价格较低。沥青表面开裂是一个常见问题。
• Stamped Concrete: Concrete is poured and is flattened with mould of brick pattern before drying to create a design. It is more expensive to install and needs annual sealing to maintain the appearance.
  冲压混凝土：混凝土浇筑后，在干燥前用砖块图案的模具压平，形成图案。它的安装成本较高，需要每年进行密封以保持外观。
• Gravel: These driveways are popular in rural areas due to minimum maintenance. Gravel compacts over time to provide a firm surface.
  碎石路：这种车道由于维护成本最低，在农村地区很受欢迎。随着时间的推移，砾石会被压实，从而形成坚固的路面。
• Interlocking: Cement, concrete, or brick stones are interlocked using mortar. These driveways are expensive to install and maintain.
  互锁：水泥、混凝土或砖石用砂浆互锁。这类车道的安装和维护费用较高。
• Exposed Aggregate: This style of driveway is made from specialized concrete mix that combines with unique aggregates exposed on the surface.
  外露骨料：这种车道由专门的混凝土混合料制成，与暴露在表面的独特骨料相结合。

Parking Problems and Restrictions
停车问题和限制

• Restrictive Covenants: Restrictive covenants found in residential subdivisions may have limitations on overnight street parking.
  限制性公约：住宅小区中的限制性公约可能会对过夜路边停车做出限制。
• Availability: When the parking for neighbourhood is limited, chances are that people who frequently visit the area may have to park on the street.
  可用性：当小区停车位有限时，经常去该地区的人可能不得不把车停在街上。
• Commercial Vehicles: In some municipalities, overnight parking of RV trailers, buses, boats, limousines, or any other commercial vehicles may be prohibited.
  商用车辆：在某些城市，房车拖车、公共汽车、船只、豪华轿车或任何其他商用车辆可能被禁止过夜停放。
• Continuous Vehicle Usage: This restriction may require that the parked vehicle must have a valid license plate and the vehicle must be in use.
  车辆连续使用：该限制可能要求停放的车辆必须有有效车牌，且车辆必须在使用中。
• Seasonal Parking: In winter months, municipalities may restrict on-street parking to prevent build-up of snow on the streets.
  季节性停车：在冬季，市政当局可能会限制路边停车，以防止街道积雪。

6.4 Building Components and Water/Moisture Control
6.4 建筑构件和水/湿度控制

Foundations  基础

• Foundation is the base on which the structure is built.
  地基是建筑结构的基础。
• Its function is to transmit the weight of the structure from the above grade walls to Footings located below the frost line.
  其作用是将结构的重量从地面以上的墙壁传递到位于霜冻线以下的基脚。
• They resist the lateral pressure of the soil and act as a retaining wall.
  它们能抵抗土壤的侧压力，起到挡土墙的作用。
• Materials Used for Foundations:
  地基材料
• Poured Concrete: Most common and less expensive than other materials.
  浇筑混凝土：最常见，价格低于其他材料。
• Concrete Block: Pre-built concrete blocks are cost effective and need less maintenance.
  混凝土砌块：预制混凝土砌块成本效益高，维护需求少。
• Brick/Stone: They have longer life and are found in older houses. They are filled with mortar which may lead to moisture penetration and refilling may be needed.
  砖/石：使用寿命较长，多用于老房子。它们用灰泥填充，可能会导致湿气渗透，因此可能需要重新填充。
• Insulated Concrete Forms (ICF): These foundations use polystyrene in which concrete is poured. This material is more expensive due to high labour costs.
  保温混凝土模板（ICF）：这种地基使用聚苯乙烯，并在其中浇筑混凝土。由于人工成本较高，这种材料较为昂贵。
• Damp Proofing: Foundations are damp proofed below grade with waterproof bitumen such as asphalt.
  防潮：用沥青等防水沥青对地基进行防潮处理。
• Potential Problems:  潜在问题：
• Inward deflection may occur when there is insufficient lateral support. The reason may be - (i) mechanical forces exerted during backfilling, (ii) backfilling with frozen soil, (iii) unusual frost development in the soil outside the building, or (iv) when floor system does not provide enough support.
  当侧向支撑不足时，可能会出现向内变形。原因可能是：(i) 回填土过程中产生的机械力，(ii) 回填的是冻土，(iii) 建筑物外的土壤出现异常霜冻，或 (iv) 楼板系统没有提供足够的支撑。
• Cracks in foundation may be caused by concrete shrinking and may lead to water penetration or infestation.
  地基裂缝可能是由于混凝土收缩造成的，并可能导致渗水或虫害。
• Moisture may cause serious damage and may cause Efflorescence to develop. Efflorescence, which is a coating of mineral salt, may appear on interior surface of foundation wall.
  湿气可能会造成严重损坏，并可能导致产生沉积物。地基墙壁的内表面可能会出现一层矿物盐涂层--风化现象。
• A weeping tile, made of porous pipe, is used for damp proofing of basement walls. It is buried along the foundation to avoid accumulation of water around the foundation. This keeps the basement areas dry.
  多孔管制成的渗水砖用于地下室墙壁的防潮。它沿着地基埋设，以避免地基周围积水。这样可以保持地下室区域干燥。

Posts Columns  职位专栏

• They carry the weight of the beam vertically down to the footings. They are made of steel, brick or concrete.
  它们将横梁的重量垂直传到基脚。它们由钢、砖或混凝土制成。
• Problems include moisture, out of plumb (not at right angle), rust (due to moisture), sinking due to insufficient footing size, fire damage (wooden columns) or improperly fixed to the beam.
  问题包括受潮、不垂直（不是直角）、生锈（由于受潮）、由于基脚尺寸不足而下沉、火灾损坏（木柱）或与梁的固定不当。

Recommending Foundation Inspection
建议进行地基检查

• Salespersons should inform the buyer/sellers if cracks are appearing in walls, around doors, windows, in corners, or if doors or windows appear to be misaligned.
  如果墙壁、门窗周围、墙角出现裂缝，或者门窗出现错位，销售人员应告知买方/卖方。
• The soil around the foundation can cause shifting and cracking in the foundation walls.
  地基周围的土壤会导致地基墙壁移位和开裂。
• Poor grading may cause rainwater to run towards the foundation wall.
  平整度不佳可能会导致雨水流向地基墙。
• The fireplace chimney may appear to be separating from the structure.
  壁炉烟囱可能看起来与结构分离。

Framing and Floor Systems
框架和地板系统

• Walls (exterior or interior) carry the weight of the roof and the floor to the foundation.
  墙壁（外墙或内墙）将屋顶和地板的重量传给地基。
• Framing is the rough timber works of a structure including studs, plates, lintels and rafters.
  框架是指结构的粗木工程，包括墙骨、板、楣和椽。
• Balloon Framing was used in older structures and consists of wall studs, which were built before the floor system, and were continuous up to the roof line. The floors were hung to the studs.
  气球框架用于旧式建筑，由墙骨组成，墙骨先于楼板系统建造，一直延伸到屋顶线。地板悬挂在墙骨上。
• Platform Framing is used in most modern structures and consists of separate wood floor joists and subfloors for each platform.
  平台框架用于大多数现代建筑，由每个平台的独立木地板托梁和底层地板组成。
• Problems with Framing: (i) Large openings may lead to sags, (ii) Insufficient nails, (iii) Condensation, and (iv) Poor quality lumber.
  框架问题：(i) 开口过大可能导致下垂；(ii) 钉子不够；(iii) 结露；(iv) 木材质量差。

Beam  光束

• Beams are made of wood or steel to carry the weight of floor or wall horizontally to the foundation.
  横梁由木材或钢材制成，用于将地板或墙壁的重量水平传至地基。
• Laminated beams consist of five or six boards nailed together.
  层压梁由五六块木板钉在一起组成。
• Steel beams are better than wood beams because they are free from rot, termites and mechanical damage. However, they are heavy and susceptible to rust.
  钢梁比木梁更好，因为它们不会腐烂、被白蚁蛀蚀和受到机械损坏。但钢梁较重，容易生锈。
• Wooden beams can be weakened by notching, cutting or drilling.
  切口、切割或钻孔都会削弱木梁的强度。
• Undersized or over-spanned beams may sag or crack resulting in failure of entire framing system.
  尺寸过小或跨度过大的梁可能会下垂或开裂，导致整个框架系统失效。
• Over-spanned beams may be remedied by adding more posts.
  横梁跨度过大可以通过增加立柱来解决。
• Fire Concern: Fire is a serious concern for both wooden and steel beams. When a structure is on fire, wood actually burns but steel melts at high temperatures. Steel beams lose strength earlier than wooden beams.
  防火问题：火灾对于木梁和钢梁都是一个严重的问题。当建筑物着火时，木材实际上会燃烧，但钢材在高温下会熔化。钢梁比木梁更早失去强度。

Joists  桁架

• Joists are a series of horizontal components to support the floor, ceiling or the roof.
  桁架是一系列水平构件，用于支撑地板、天花板或屋顶。
• They are made of wood, metal or wafer boards and rest on sills or beams and provide strength to the structure.
  它们由木板、金属板或晶片板制成，安放在窗台或横梁上，为结构提供强度。
• Bridging/Blocking in joists is done to restrain the joists from twisting. One set of either bridging or blocking is required for each joist span.
  托梁中的桥接/封堵是为了防止托梁扭曲。每跨托梁需要一套桥接或封堵装置。
• It helps transmit the load of one joist to the next joist and reduces springiness of the floor.
  它有助于将一根搁栅的荷载传递到下一根搁栅，并减少地板的弹性。

Sill  窗台

• Sill provides a continuous pad between foundation top and bottom of framing.
  支柱在地基顶部和框架底部之间提供一个连续的垫层。
• It is laid flat on top of concrete foundation wall.
  它平铺在混凝土地基墙的顶部。
• Sills are anchored to the foundation using bolts and the floor joists are installed directly on the sill.
  边框用螺栓固定在地基上，地板托梁直接安装在边框上。
• Problems include rot and termites due to closeness to soil, excessive pointed or concentrated loads, and poor anchoring, which may shift the whole structure.
  问题包括因靠近土壤而导致的腐烂和白蚁、过大的尖角或集中荷载，以及可能导致整个结构移动的不良锚固。

Sub-floors  底层地板

• Subfloors are attached on top of joists.
  底层地板连接在托梁之上。
• Subfloor transmits live loads of people and furnishings to the floor joists.
  底层地板将人员和家具的活载荷传递到地板托梁上。
• It is usually covered with a finish such as carpet, hardwood, or laminate.
  它通常由地毯、硬木或层压板等饰面覆盖。

Problems with Floor Systems
地板系统的问题

• Springy floors are caused by thin board.
  地板发弹是由薄木板造成的。
• Squeaky sounds are heard when the subfloor is not secured properly to floor joists.
  如果底层地板与地板托梁之间的固定不当，就会发出吱吱声。
• This problem may be remedied by using more nails to secure the subfloor properly to joists.
  要解决这个问题，可以使用更多的钉子将底层地板与托梁正确固定。
• Penetration of water may damage the wood and nails may start coming out.
  水的渗入可能会损坏木材，钉子可能会开始脱落。
• Uneven floors can be identified by sections which are not at level with other sections of the floor. Existing plywood can be replaced to remedy this problem.
  不平整的地板可以通过与地板其他部分不平整的部分来识别。可以更换现有的胶合板来解决这个问题。

Wall Systems  墙面系统

• Wood frame walls carry the load of the roof and floor structure down to the foundation.
  木结构墙体将屋顶和楼板结构的荷载传导至地基。
• Studs provide the support for insulation and exterior finishes such as drywall or brick veneer.
  龙骨为隔热层和外墙饰面（如干墙或砖饰面）提供支撑。
• Load bearing studs have double top plate while the non-load bearing studs have single top plate.
  承重螺柱有双顶板，而非承重螺柱只有单顶板。
• Wooden studs (2-by-6 inches) are spaced 16 inches apart.
  木墙骨（2×6 英寸）的间距为 16 英寸。
• Potential Problems:  潜在问题：
• Moisture: It can cause rotting, wood swelling, and infestation of termites.
  潮湿：会导致腐烂、木材膨胀和白蚁侵扰。
• Termites and Shelter Tubes: Termites live is soil, close to moisture but below frost line. They travel in wood or soil but do not expose themselves to open surface. Shelter Tubes are small tunnels of earth built by termites.
  白蚁和庇护管：白蚁生活在土壤中，靠近水分，但低于霜冻线。它们在木材或土壤中活动，但不会暴露在空旷的地面上。庇护管是白蚁建造的小型土洞。
• Cracked Walls: This may be a sign of serious structural damage. Crack may be a small hairline, horizontal crack, or a large crack related to foundation.
  墙壁开裂：这可能是严重结构性损坏的迹象。裂缝可能是细小的水平裂缝，也可能是与地基有关的大裂缝。
• Wood Rot: Deterioration of wood due to the effect of moisture, temperature and oxygen.
  木材腐烂：木材腐烂：木材受湿度、温度和氧气的影响而变质。
• Visible Nails: Drywall screws and nails may begin to loosen over time, which causes drywall to bulge and move/push the nail or screw outward.
  可见的钉子：随着时间的推移，干墙螺丝和钉子可能会开始松动，从而导致干墙鼓起，并将钉子或螺丝向外移动/挤压。

Internal and External Drainage Systems
内部和外部排水系统

• Drainage system is used for removal of water and consists of piping, conduits, ditches, swales, or other drainage devices to run off water away from the building.
  排水系统用于排水，由管道、导管、沟渠、沼泽或其他排水装置组成，将水排出建筑物。
• Basements require proper drainage due to prolonged exposure to moisture or stagnant water.
  地下室由于长期暴露在潮湿或积水中，需要适当的排水系统。
• Ontario Building Code specifies the types of granular material needed to drain the bottom of foundation and location of drainage disposal piping.
  《安大略省建筑规范》规定了地基底部排水所需的颗粒材料类型以及排水处理管道的位置。
• Causes of Water Penetration:
  渗水的原因：
• Improper Grading: When the slope of the grade around foundation wall is towards the foundation, water will not run-off away from the foundation.
  坡度不当：当地基墙周围的坡度朝向地基时，水就不会从地基流走。
• Defective eavestroughs and downspouts may result in water penetrating into the structure.
  有缺陷的檐槽和落水管可能会导致水渗入建筑物。
• Window wells (the rectangular hole in front of the basement windows) may not be properly drained and water may build-up around the base of the window or may leak inside.
  窗井（地下室窗户前的矩形孔）可能没有适当排水，水可能会积聚在窗户底部周围或渗漏到里面。
• A sump pump is installed inside the basement in a small pit to pump the water out of the house.
  抽水泵安装在地下室内的一个小坑中，用于将水抽出屋外。

Signs of Basement Leakage
地下室渗漏的迹象

• Repair patches on exterior or interior walls, cement parging, or use of water proofing materials are indications of repairs done by owners.
  外墙或内墙的修补补丁、水泥浆或防水材料的使用都表明业主进行了维修。
• Musty odours (smell) and mould/mildew forming on walls due to high moisture and poor ventilation.
  由于湿度大和通风不良，墙壁上会产生霉味（气味）和霉菌。
• Rusting on metal objects such as steel posts or furnace.
  钢柱或熔炉等金属物体生锈。
• Floor tiles starting to peel off or excessive dampness under carpets.
  地砖开始脱落或地毯下过度潮湿。
• Stains or discolouring of paneling, drywall or other interior finishes.
  镶板、干墙或其他室内饰面的污渍或褪色。
• Leakage from below grade windows.
  地面以下窗户的渗漏。
• Efflorescence is a whitish mineral deposit found on interior of foundation walls indicating that moisture was present at some point of time. However, it is not a sign of basement leakage.
  沉积物是在地基墙壁内部发现的一种白色矿物沉积物，表明在某个时间点曾经存在湿气。不过，这并不是地下室渗漏的迹象。

6.5 Roofing Systems  6.5 屋顶系统

Roof Styles and Pitch
屋顶样式和坡度

• Roof Styles: The primary purpose of the roof is to protect the occupants of the building from rain, snow, sun, and wind.
  屋顶样式：屋顶的主要作用是保护建筑物内的住户免受雨、雪、日晒和风吹。
• Gable Roof: There are two sloped sides and a gable on either end.
  坡屋顶：有两个斜面，两端各有一个屋檐。
• Hip Roof: Also called cottage roofs and consist of slopes on all four sides, which at the top of the roof.
  坡屋顶也叫平房屋顶，四面都有斜坡，斜坡位于屋顶顶部。
• Gambrel Roof: They are used for barn structures and are identified by two sides that slope more steeply halfway down the length of either side.
  拱形屋顶：这种屋顶用于谷仓结构，其特征是两边的坡度较陡，其中一边的长度为一半。
• Mansard Roof. These roofs resemble gambrel roof but have slopes on all four sides.
  曼萨德屋顶（Mansard Roof）。这种屋顶类似于拱形屋顶，但四面都有坡度。
• Flat Roof. They are commonly used for commercial/industrial buildings but are not really flat as there is a small slope to run off water.
  平屋顶。平屋顶通常用于商业/工业建筑，但并不是真正的平屋顶，因为有一个小坡度用于排水。
• A-Frame Roof. They have steep triangular shape that runs directly to the ground level. They were used for one and half storey houses in mid-50s and 70s.
  A 型屋顶。这种屋顶呈陡峭的三角形，直达地面。在 50 年代中期和 70 年代，它们被用于建造一层半的房屋。
• Roof Pitch: Pitch or Slope of the roof is defined as Rise over Run. A “6 in 12” pitch indicates a vertical rise of 6 feet over horizontal distance of 12 feet.
  屋顶坡度：屋顶间距或坡度的定义是 "升高大于倾斜"。12 分之 6 "的坡度表示在 12 英尺的水平距离上垂直上升 6 英尺。
• Conventional roof has a pitch greater than 4 in 12.
  传统屋顶的坡度大于 4/12。
• Low slope roof has a pitch between 4 in 12 and 2 in 12.
  低坡度屋顶的坡度在 12 分之 4 和 12 分之 2 之间。
• Flat roof has a pitch less than 2 in 12.
  平屋顶的坡度小于 2/12。

Components of Roof  屋顶的组成部分

• Flashing: Thin pieces of impervious material installed in joints or gaps to prevent water penetration. The purpose of flashings is to prevent water leakage.
  防水层：安装在接缝或缝隙中以防止水渗入的不透水薄片。防水层的作用是防止漏水。
• They are installed - where the roof changes direction, where a change in material occurs (dissimilar materials meet), and where there is a joint in materials.
  它们安装在屋顶方向改变的地方、材料发生变化的地方（异种材料相遇）以及材料接缝的地方。
• Roof sheathing: It supports the roof covering and transmits live loads due to snow, ice, and wind to the roof rafters, trusses, or roof joists.
  屋顶覆面板：支撑屋顶覆盖层，并将冰雪和风造成的活荷载传递到屋顶椽、桁架或屋顶托梁上。
• The material used is wood planks (older buildings) and wafer board panels (new buildings).
  使用的材料是木板（旧建筑）和薄板（新建筑）。
• Trusses: Trusses hold the sheathing and shingles and are mostly engineered systems and installed 24 inches apart.
  桁架：桁架用于支撑覆面板和木瓦，大多采用工程设计系统，安装间距为 24 英寸。
• Fink Trusses: They have web members shaped as ‘W’.
  芬克桁架桁架的腹杆呈 "W "形。
• Howe Trusses: They are considered more durable and stronger than Fink Trusses. They are identified by ’ M ’ shape and a vertical member going to the peak.
  豪氏桁架：它们被认为比芬克桁架更耐用、更坚固。桁架的形状为 "M "形，有一个垂直构件通向山顶。
• Rafters: Roof rafters are used in sloped roofs to support the roof sheathing and transmit roof loads to bearing walls and beams.
  椽子屋面椽用于倾斜屋顶，以支撑屋面覆面板并将屋顶荷载传递到承重墙和梁上。
• Collar Tie is used horizontally for each pair of opposing rafters.
  在每对相对的椽子上水平使用领带。
• Knee Wall is a small wall at a proper location in the attic area to support the roof and prevent sagging of roof.
  膝墙是在阁楼适当位置修建的小墙，用于支撑屋顶和防止屋顶下垂。

Problems with Roof Components
屋顶组件的问题

• Roof leaks are often difficult to trace.
  屋顶漏水通常很难追查。
• Water does not always appear immediately below the defective area.
  水并不总是紧贴着缺陷区域下方出现。
• Most roof leaks are local on intersections or flashings, and it may also run along framing.
  大多数屋顶渗漏都发生在交接处或檐口处，也可能沿着框架渗漏。
• Sources of roof leakage include - (i) condensation in attic areas (due to good insulation but poor ventilation), (ii) missing flashings, (iii) skylights, and (iv) ice damming.
  屋顶渗漏的来源包括：(i) 阁楼区域的冷凝水（由于隔热性能良好但通风不良），(ii) 缺失的防水层，(iii) 天窗，以及 (iv) 冰坝。
• Horizontal ridges in the roof are caused by unsupported edges of rafters due to differential movement between two panels.
  屋顶上的水平脊是由于两块板之间的移动差异导致椽子边缘失去支撑而造成的。
• Over spanned rafters cause sagging of roof. Rafters may spread if not properly fixed to the walls. If thin board has been used, it deflects under load and results in sagging of the roof.
  跨度过大的椽子会导致屋顶下垂。如果椽子与墙体固定不当，可能会散开。如果使用薄木板，在荷载作用下会发生偏移，导致屋顶下垂。
• Truss Uplift is caused by bottom member lifting upwards due to winter weather. This may result in gaps in the interior walls where they join the ceiling. Serious uplift may also result in lifting of entire wall and separation from floor.
  桁架上翘是由于冬季天气导致底部构件向上翘起。这可能导致内墙与天花板连接处出现缝隙。严重的翘起还可能导致整面墙翘起并与地面分离。

Other Roof Components  其他屋顶组件

• Soffits: This covers the underside of the overhang of the roof to protect the trusses from weather conditions. Improperly installed soffits or eavestrough can cause soffits to sag.
  檐口：它覆盖在屋顶悬挑的下方，保护桁架不受天气条件的影响。檐板或檐槽安装不当会导致檐板下垂。
• Fascia: A flat piece of wooden board that covers rafters and holds the eavestroughs in place. Clogged eavestroughs can cause damage to fascia.
  楣板：覆盖椽子并固定檐槽的一块平木板。檐槽堵塞会对楣板造成损坏。
• Eavestroughs and Downspouts: They collect water from roof, protect the walls from water damage, and prevent local ground level erosion caused by heavy water runoff.
  檐槽和落水管：它们收集屋顶的水，保护墙壁免受水害，并防止大量水流造成的局部地面侵蚀。
• The downspout discharge of water is into drains or onto ground about 6 feet away from the building.
  下水道的水排入排水沟或排到离建筑物约 6 英尺远的地面上。
• Holes and cracks, collection of debris, and faulty fasteners can damage the eavestroughs.
  孔洞和裂缝、碎屑聚集以及紧固件故障都会损坏檐槽。
• Attic Venting Systems: They provide air circulation in attic areas, which prevents formation of mould and wood rot.
  阁楼通风系统：它们能促进阁楼区域的空气流通，防止发霉和木材腐烂。
• Condensation or moisture in attic can cause loss of strength in the sheathing and make the nailing of the sheathing ineffective, as nails are pulled out of the rafters, or through the sheathing.
  阁楼内的冷凝水或湿气会导致覆面板强度下降，并使覆面板的钉子失效，因为钉子会从椽子中拔出或穿过覆面板。

Roofing Covering Materials
屋顶覆盖材料

• Asphalt Shingles: These are most commonly used for residential buildings and are selfsealing. They are classified by weight. Most common type weighs 210 pounds per square (Square is the amount of shingles required to cover 100 square feet).
  沥青瓦：最常用于住宅建筑，具有自密封性。它们按重量分类。最常见的类型每平方 210 磅（平方是指覆盖 100 平方英尺所需的瓦片数量）。
• Metal Shingles: These are good to withstand weather influences and high winds. Advantages include low maintenance, resistance to decay and long-lasting durability.
  金属瓦：这些产品能很好地抵御天气影响和大风。其优点包括维护成本低、抗腐蚀和持久耐用。
• Wood Shingles and Wood Shakes: Wood Shingles are machine cut while shakes are hand cut. Wood Shakes are thicker and have uneven surface.
  木瓦和木劈瓦：木瓦是机器切割的，而木劈瓦是手工切割的。木劈瓦较厚，表面凹凸不平。
• Slate Roof: Made of slate or sedimentary rock. They are 3 to 5 times heavier than asphalt shingles and their life span is 60 to 100 years.
  板岩屋顶：由板岩或沉积岩制成。它们比沥青瓦重 3 到 5 倍，使用寿命为 60 到 100 年。
• Concrete or Clay Tile: These are rarely found in Ontario. They are 4 to 5 times heavier than asphalt and have life span of 50 to 100 years.
  混凝土或粘土砖：安大略省很少有这种地砖。它们比沥青重 4 至 5 倍，使用寿命为 50 至 100 年。
• Corrugated Plastic Tile: This type of roof covering is generally used over patios and other light structures. Their life is 20 to 100 years, based on the grade.
  波纹塑料瓦：这种屋顶覆盖物一般用于庭院和其他轻型建筑。根据等级不同，其使用寿命为 20 至 100 年。

6.6 Doors  6.6 门

Components of Door  门的组成部分

• Head (Top Rail): The horizontal portion of door frame located on top of the door.
  头部（顶轨）：位于门顶部的门框水平部分。
• Jamb: The vertical left or right portion of the door frame which runs top to bottom.
  门框：门框从上到下的左或右垂直部分。
• Sill (Threshold): The horizontal portion which is located at the bottom at the floor level.
  门槛（Sill）：位于地面底部的水平部分。
• Stop: The continuous projection attached to jambs to prevent the door from swinging past the frame.
  挡板：连接在门框上的连续凸起，用于防止门从门框上摆动。
• Buck (Casing): The subframe around the door made of wood or pressed metal.
  外壳（Buck）：门周围的副框架，由木头或压制金属制成。

Types of Exterior Doors
外门类型

• Wood Doors: The most common type of door which may be hollow or solid. Solid doors are used in high-end homes to provide energy efficiency.
  木门：最常见的一种门，有空心门和实心门之分。实心门用于高档住宅，以提高能源效率。
• Panel Doors: They are interior doors usually made from engineered wood such as plywood, hard board, or block board.
  板式门：它们是室内门，通常由胶合板、硬木板或细木工板等工程木材制成。
• Glass Doors: Glass panes are installed inside wooden frames.
  玻璃门：玻璃板安装在木框内。
• Sliding Doors: Used for entrance to backyard. Thermal glass is cased inside metal or wood frames.
  推拉门：用于后院入口。隔热玻璃套在金属或木框内。
• Steel Doors: These exterior doors are used due to cost effectiveness and energy efficiency of steel. They require minimum maintenance.
  钢质门：钢质外门具有成本效益和节能效果。它们需要的维护最少。
• Fibreglass Doors: Fibre material is preferable due to light weight, durability, and low maintenance. It provides energy efficiency as well.
  玻璃纤维门：玻璃纤维材料具有重量轻、耐用和维护成本低的优点。它还具有节能效果。

Energy Efficiency Doors  节能门

• Properly insulated doors keep the outdoor weather from entering the home, and prevent loss of heat and air leakage.
  适当隔热的门可以防止室外天气进入室内，防止热量流失和空气泄漏。
• Doors can be made energy efficient by:
  可以通过以下方法提高门的能效
• Replacing old doors with newer properly insulated doors.
  用适当隔热的新门替换旧门。
• Installing energy-efficient doors which act as a seal between the inside and outside temperature.
  安装节能门，在室内外温度之间起到密封作用。
• Installing storm doors to protect the home from exterior weather conditions.
  安装防风门，保护房屋不受外部天气条件的影响。
• Installing weatherstripping around the door perimeter to avoid transfer of air and heat.
  在门周围安装防风雨密封条，以避免空气和热量的传递。

6.7 Windows  6.7 窗口

Styles of Windows  窗户的样式

• Casement Window: This type of window is hinged at sides and opens inwards or outwards using a crank handle. The casement is made of wood, metal or vinyl.
  平开窗：这种窗的两侧有铰链，使用曲柄向内或向外开启。平开窗由木材、金属或乙烯基材料制成。
• Single and Double Hung Window: A double-hung window has two moving parts - (i) outer part on top half, and (ii) inner part on bottom half. Both parts can be moved up or down. In a single-hung window, only the bottom part moves.
  单悬窗和双悬窗：双悬窗有两个活动部件：(i) 上半部分的外侧部件和 (ii) 下半部分的内侧部件。两个部分都可以上下移动。单悬窗只有下半部分可以移动。
• Awning (Transom) Window: There is a hinge at the top that allows the window to open outwards.
  遮阳篷（横梁）窗：顶部有一个铰链，可使窗户向外打开。
• Bay or Bow Window: Designed as three separate windows with the central part acting as a picture window. It stops a few feet above the floor level. If it is a bow window, its structure is curved which creates a round shape.
  湾窗或弓形窗：设计成三个独立的窗户，中间部分作为画窗。它停在离地面几英尺高的地方。如果是弓形窗，其结构呈弧形，从而形成圆形。
• Slider Window: This older and inexpensive style window is a single pane of glass which slides on wooden or vinyl track.
  推拉窗：这种款式较老且价格便宜的窗户是在木制或乙烯基轨道上滑动的单层玻璃。
• Skylights: They are made of tempered glass or plastic which provides better resistance to breakage. However, they are prone to water leakage and condensation.
  天窗：它们由钢化玻璃或塑料制成，具有较好的抗破损能力。不过，它们容易漏水和结露。

Problems with Windows  Windows 系统的问题

• Drafty Windows: When a large amount of air leaks through the windows resulting in increased heating and cooling costs. The problem is caused by broken seals, poor insulation, improper installation, and cracked or broken frames.
  窗户不通风：窗户大量漏风，导致供暖和制冷成本增加。造成这一问题的原因包括密封条破损、隔热性能差、安装不当以及窗框破裂或破损。
• Condensation: This results in fog inside the window, which is an indication of condensation building-up. Moisture can freeze between glass panes in winter.
  冷凝：这会导致窗户内出现雾气，这表明有冷凝水积聚。冬天，水汽会在玻璃板之间结冰。
• Damaged Material: Window frames made of wood can warp, crack or rot due to temperature variations causing penetration of moisture.
  材料损坏：木质窗框会因温度变化导致湿气渗入而变形、开裂或腐烂。
• Inoperable Windows: This is caused by window frames that have warped or when the weather seal becomes jammed.
  无法使用的窗户：这是由于窗框变形或防雨密封条卡住造成的。

Energy Efficiency of Windows
窗户的能源效率

• Glazing: Glazing refers to the act of furnishing and/or fitting panes or sheets of glass. Glazing can be single, double or triple.
  玻璃：玻璃是指安装和/或装配玻璃板或玻璃片的行为。玻璃可以是单层、双层或三层的。
• Double glazed factory sealed windows have no air passage between panes.
  工厂密封的双层玻璃窗，窗格之间没有空气通道。
• Vented double glazing allows for outside air movement to space between two panes.
  通风双层玻璃允许外部空气进入两块玻璃之间的空间。
• Inert Gas (Argon or Krypton) is usually filled between glass panes to reduce heat transfer.
  玻璃板之间通常填充惰性气体（氩气或氪气），以减少热量传递。
• Tempering: Glass is tempered by controlled thermal or chemical treatments to provide strength, safety, and/or better insulation.
  钢化：通过受控的热处理或化学处理对玻璃进行钢化，以提供强度、安全性和/或更好的隔热性。
• Window Films and Tinting: Provides privacy, protection from UV rays, heat reduction, fading, and glare protection.
  车窗贴膜和着色：提供隐私保护、紫外线防护、隔热、防褪色和防眩光保护。
• Low Conductivity Spacers: This aluminum spacer between glass panes in a thermal window separates two segments and can be replaced with material such as foam, butyl, thermo plastic, or thermally improved metals.
  低传导性间隔条：隔热窗玻璃之间的铝垫片将两片玻璃隔开，可以用泡沫、丁基、热塑料或热改进金属等材料代替。

CSA Standards for Windows
CSA 窗户标准

• Window Efficiency Ratings (ER): Measures thermal performance. A positive number indicates that more solar heat is produced, and lesser heat is lost. A negative number indicates that more heat is lost than heat gained.
  窗户能效等级 (ER)：衡量热性能。正数表示产生的太阳热量较多，而损失的热量较少。负数表示散失的热量多于获得的热量。
• Low Emissivity (Low-E): Emissivity is the ability of the surface to reflect long-wave radiation. Low-e glass allows sunlight to pass into the structure.
  低发射率（Low-E）：发射率是指表面反射长波辐射的能力。低辐射玻璃允许阳光进入建筑物。
• Heat Transfer Co-efficient (U-Value): It is a measure of heat flow through an object. It is used in calculating the Efficiency Rating of Windows. U-Value is reciprocal of R-Value.
  传热系数（U 值）：它是衡量流经物体的热量的指标。它用于计算窗户的效率等级。U 值是 R 值的倒数。

7. MECHANICAL SYSTEMS  7.机械系统

7.1 Electrical Systems  7.1 电气系统

Basic Components  基本组件

• Voltage: Potential energy of the electrical system is measured in Volts, which is typically 120 volts or 240 volts for residential properties.
  电压：电力系统的势能以伏特为单位，住宅一般为 120 伏或 240 伏。
• Resistance: Tendency of a material to resist the flow of electricity, measured in Ohms. Resistance is low in conductive materials.
  电阻：材料抵抗电流流动的倾向，以欧姆为单位。导电材料的电阻较低。
• Current: The rate at which electricity flows. It is measured in Amperes or Amps.
  电流：电力流动的速度。单位是安培或安培。
• Power. It is measured in Watts and is calculated by multiplying voltage with current.
  功率。功率以瓦特为单位，通过电压乘以电流计算得出。
• Entrance Cable: Typically, a 240 volts service is connected to the house using an entrance cable (overhead or buried).
  入口电缆：通常情况下，240 伏供电系统通过入口电缆（架空或埋地）连接到房屋。
• Older houses may have 60 amps service while newer houses have 100 amps or 200 amps service.
  老式房屋可能使用 60 安培的服务，而新式房屋则使用 100 安培或 200 安培的服务。
• Houses with 60 amps service may have difficulty in obtaining insurance due to insufficient power for modern appliances.
  使用 60 安培服务的房屋可能难以获得保险，因为现代电器的功率不足。
• Main Disconnect: This is the main switch, typically located inside the distribution panel, that turns off all power to the house.
  主断路器：这是主开关，通常位于配电盘内，用于关闭房屋的所有电源。
• It may have fuses or circuit breakers, depending on the age of the house.
  它可能有保险丝或断路器，具体取决于房屋的年龄。
• A 100 amps system using fuses needs two 100 amps fuses, one each for line and neutral wires.
  使用保险丝的 100 安培系统需要两个 100 安培保险丝，线路和中性线各一个。
• Distribution Panel: This panel distributes power to various parts of the house with each circuit having one of more outlets, light fixtures, or other appliances connected to it.
  配电盘：该配电板将电力分配到房屋的各个部分，每个电路都连接有一个或多个插座、灯具或其他电器。
• Many electrical codes require a minimum number of 120 volt and 240 volt circuits.
  许多电气法规都规定了 120 伏和 240 伏电路的最低数量。
• Each circuit is connected to red or black bus bar (live) and a white neutral bar.
  每个电路都与红色或黑色母线（带电）和白色中性线相连。
• Wiring: The current standard is grounded copper wiring. Aluminum was used in houses built in 1960s and 1970s, which can lead to fire risk due to overheating.
  布线：目前的标准是接地铜线。20 世纪 60 和 70 年代建造的房屋使用的是铝线，这可能会因过热而导致火灾风险。
• Knob and tube wiring has become obsolete now due to safety reasons.
  出于安全考虑，旋钮和管式布线现已过时。
• Insurance is either not available or difficult to obtain for houses with knob and tube wiring.
  装有管状电线的房屋要么没有保险，要么很难获得保险。
• Outlets: Electrical appliances are connected to outlets. Ungrounded outlets were used in older houses while grounded outlets are used in houses built after 1960s.
  插座：电器与插座相连。老式房屋使用未接地的插座，而 20 世纪 60 年代后建造的房屋则使用接地插座。
• Ground Fault Circuit Interrupter (GFCI): This special outlet shuts off power when a small amount of current, as little as 0.005 amp , is leaking.
  接地故障断路器 (GFCI)：这种特殊的插座会在有少量电流（低至 0.005 安培）泄漏时切断电源。
• These are used anywhere within three feet of water to avoid electrocution.
  在距离水面三英尺以内的任何地方都可以使用，以避免触电。
• They can be recognized by a reset button and a test button on them.
  通过复位按钮和测试按钮可以识别它们。

Key Considerations  主要考虑因素

• Circuit Breakers and Fuses: These are safety devices inside the distribution panel. Most of them are rated for 15 amps and will blow if the load on the circuit is more. Insurance companies prefer circuit breakers.
  断路器和保险丝：这些是配电盘内的安全装置。大多数断路器和保险丝的额定电流为 15 安培，如果电路负载更大，则断路器和保险丝会熔断。保险公司更喜欢使用断路器。
• Aluminum Wiring: This can be recognized by white silver wires inside the distribution panel.
  铝接线：可通过配电盘内的银白色电线识别。
• Aluminum is softer than copper and may be damaged during installation.
  铝比铜软，在安装过程中可能会损坏。
• Damaged wire can cause overheating or creeping when the wire creeps under the terminal screw where it is connected.
  电线损坏会导致过热或爬行，因为电线会爬到接线端子的螺丝下。
• When heated, aluminum expands more than copper and it can become oxidized by air or get corroded when brass connectors are used.
  加热时，铝的膨胀比铜大，铝会被空气氧化，或在使用黄铜连接器时被腐蚀。
• Underground Outlets: Often found in homes built before 1960s, these outlets have only two slots.
  地下插座：这种插座通常出现在 20 世纪 60 年代以前建造的住宅中，只有两个插槽。
• They can pose problems such as electrical fire, risk of electrical shock, and damage to appliances.
  它们可能造成电气火灾、触电危险和电器损坏等问题。
• Knob and Tube Wiring: Problems associated with knob and tube wiring include inability to use 3-wire appliances, fire risk due to absence of ground wire, danger of electrical shock, and damaged insulation due to aging.
  旋钮和管式布线：旋钮和管式布线的相关问题包括：无法使用三线制电器、因没有接地线而存在火灾风险、触电危险以及因老化而导致绝缘层损坏。
• This wiring can be recognized by an electrician in the unfinished portions of the house.
  在房屋未完工的部分，电工可以识别出这些线路。

Indicators of Problems  问题指标

• Blown fuses or tripped circuit breakers may indicate overloading, a short circuit, or a ground fault.
  保险丝熔断或断路器跳闸可能表示过载、短路或接地故障。
• Hot or charred outlets may be caused by a loose connection or an aluminum wire creeping out under the terminal screws.
  插座发热或烧焦的原因可能是连接松动或铝线从接线端子螺丝下爬出。
• Flickering or dimming lights may be due to heavy load on the circuit.
  灯光闪烁或变暗可能是电路负载过重所致。
• Electrical shocks typically occur due to a faulty appliance or a faulty light fixture.
  发生电击的原因通常是电器或灯具故障。
• Quickly burning out light bulbs may be caused by a light fixture which is unable to handle the power load.
  灯泡迅速烧毁可能是由于灯具无法承受功率负荷造成的。
• Too many extension cords indicate insufficient number of outlets to meet the household needs.
  延长线过多表明插座数量不足以满足家庭需求。
• Several appliances on a single circuit increase the risk of electrical fire.
  一个电路上使用多个电器会增加电气火灾的风险。

Solar Panels  太阳能电池板

• Solar panels, as a source of supplementary energy source, are usually installed on roof tops to absorb sun light and convert it into electrical power.
  太阳能电池板作为一种补充能源，通常安装在屋顶上，用于吸收太阳光并将其转化为电能。
• Benefits: Renewable energy with minimum environmental impact, low maintenance, low utility costs, and useful in areas where there is no electrical grid.
  优点可再生能源对环境的影响最小、维护成本低、公用事业成本低，在没有电网的地区也很有用。
• Financial Incentives: The Net Metering system helps owners produce their own renewable energy and excess energy may be supplied back to the grid for which they can get credit.
  经济激励：净计量系统可以帮助业主生产自己的可再生能源，多余的能源可以供应回电网，并获得信贷。
• Unsuitable Houses: Lots of shaded trees that block sunlight, insufficient roof space, roofs that do not face southwest, and roofs that need continuous repair.
  不适合居住的房屋：有很多遮挡阳光的树木、屋顶空间不足、屋顶不朝西南方向、屋顶需要不断维修。

7.2 Heating and Cooling Systems
7.2 供暖和制冷系统

Capacity and Efficiency  能力和效率

• The capacity of the heating system refers to the amount of heat generated and depends on the size of the house.
  供暖系统的能力是指产生的热量，取决于房屋的大小。
• Heating capacity is measured in British Thermal Units (BTU) per hour.
  加热能力以每小时英国热量单位（BTU）为单位。
• Input Capacity: The amount of fuel energy consumed for every hour of operation.
  输入容量：每运行一小时所消耗的燃料能量。
• Output Capacity: Amount of usable heating or cooling provided to the home.
  输出能力：为住宅提供的可用供暖或制冷量。
• Efficiency: Efficiency accounts for both input and output capacity and is expressed as a percentage. When input and output capacity is equal, the efficiency is $100\mathrm{\%}$$100\mathrm{\%}$100%100 \%.
  效率：效率包括输入和输出能力，以百分比表示。当输入和输出能力相等时，效率为 $100\mathrm{\%}$$100\mathrm{\%}$100%100 \% 。
• Efficiency Ratings: Low Efficiency is $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% or less, mid-efficiency is $80\mathrm{\%}$$80\mathrm{\%}$80%80 \%, and high efficiency is $95\mathrm{\%}$$95\mathrm{\%}$95%95 \%.
  效率等级：低效率为 $60\mathrm{\%}$$60\mathrm{\%}$60%60 \% 或更低，中效率为 $80\mathrm{\%}$$80\mathrm{\%}$80%80 \% ，高效率为 $95\mathrm{\%}$$95\mathrm{\%}$95%95 \% 。
• Builders, after December 31, 2009, are required to install high efficiency systems with over $90\mathrm{\%}$$90\mathrm{\%}$90%90 \% rating for all new houses.
  2009 年 12 月 31 日之后，建筑商必须为所有新建房屋安装 $90\mathrm{\%}$$90\mathrm{\%}$90%90 \% 级以上的高效系统。

Types of Heating Systems
供暖系统的类型

• Forced Air: These centralized heating systems rely on supply ducts and vents to distribute hot air. The return ducts bring the cool air back to the central air handler for reheating. A thermostat is used to control the temperature.
  强制空气：这些集中供暖系统依靠送风管道和通风口来分配热空气。回风管将冷空气送回中央空气处理器重新加热。恒温器用于控制温度。
• Advantages: Quick heating and combined duct work with air conditioning.
  优点快速供暖和与空调相结合的管道工程。
• Disadvantages: Loss of heat in the ducts, more regular maintenance and problematic for people with allergies due to circulation of allergens and dust.
  缺点热量在管道中流失，需要更多的定期维护，由于过敏原和灰尘的循环，对过敏症患者来说是个问题。
• Steam: A boiler heats the water using oil or gas burner and turns it into steam. Steam travels through pipes to radiators, which give up heat and the cold water returns to the water tank.
  蒸汽锅炉使用燃油或燃气燃烧器加热水并将其转化为蒸汽。蒸汽通过管道进入散热器，散热器放出热量，冷水返回水箱。
• Advantages: Quiet operation and consistent heat.
  优点运行安静，热量稳定。
• Disadvantages: Low energy efficiency, expensive installation, inability to add air conditioning, and components may have asbestos that cause health issues.
  缺点能源效率低，安装费用高，无法加装空调，部件可能含有石棉，会引起健康问题。
• Hot Water (Boilers): They heat water and distribute it using piping and cast-iron radiators. They use gravity (no forced air) to push hot air into the structure and bring cool air back to the system. The two types are one-pipe system and two-pipe system.
  热水（锅炉）：它们使用管道和铸铁散热器加热和分配水。它们利用重力（无强制空气）将热空气推入建筑物，并将冷空气带回系统。分为单管系统和双管系统两种。
• Advantages: They have quiet operation and do not circulate allergens.
  优点运行安静，不会传播过敏原。
• Disadvantages: Expensive to install, less energy efficient, inability to add air conditioning, and they can be blocked due to rust and mineral deposits.
  缺点：安装成本高，能效较低，无法加装空调，而且可能因生锈和矿物质沉积而堵塞。
• Electric: The two types are - (i) baseboard resistance heaters, and (ii) radiant heating cables. A thermostat is used to control temperature.
  电：有两种类型--(i) 底板电阻加热器和 (ii) 辐射加热电缆。恒温器用于控制温度。
• Advantages: Quiet operation, no furnace required, and more energy efficient.
  优点运行安静，无需炉子，更节能。
• Disadvantages: Difficult to access when installed under the floor, requirement of minimum floor height, dry heat, and inability to add air conditioning.
  缺点安装在地板下时难以进入，要求最低层高，干热，无法加装空调。
• Radiant: These systems use infrared radiation to supply heat to the floors, walls, or ceilings. Hot water is circulated in copper or polyethylene (PEX) pipes embedded in the floor.
  辐射式：这些系统利用红外线辐射向地板、墙壁或天花板供热。热水在嵌入地板的铜管或聚乙烯（PEX）管中循环。
• Advantages: No allergies, constant temperature, and energy efficient.
  优点无过敏、恒温、节能。
• Disadvantages: Slow heating, expensive, inability to add air conditioning, and limitations on carpet installation
  缺点供暖速度慢、价格昂贵、无法加装空调、地毯安装受限
• Ground Source Heat Pump (Geothermal): These underground systems take heat from soil or water in winter and work for removal of heat from the structure in summer.
  地源热泵（地热）：这些地下系统冬季从土壤或水中获取热量，夏季从建筑物中排除热量。
• Advantages: Environmentally friendly, low maintenance, quiet, and no energy costs.
  优点环保、低维护、安静、无能源成本。
• Disadvantages: Expensive and difficult to install.
  缺点价格昂贵，安装困难。
• Air Source Heat Pump: These systems work similar to Ground Source Heat Pumps but take the heat from outside air instead of using soil or water. Advantages and disadvantages are also similar.
  空气源热泵：这些系统的工作原理与地源热泵类似，但从外部空气中获取热量，而不是利用土壤或水。优缺点也类似。
• Boilers: These devices, powered by electricity, oil, or gas, do not actually boil water but heat it to about 70 degrees. Oil and gas boilers have a heat exchanger and a burner.
  锅炉：这些设备以电力、燃油或燃气为动力，实际上并不烧水，而是将水加热到 70 度左右。燃油和燃气锅炉有一个热交换器和一个燃烧器。
• Open Boilers use gravity instead of a circulating pump. They are obsolete now.
  开式锅炉使用重力而不是循环泵。现在它们已经过时了。
• Closed Boilers use water in the boiler, piping and radiators. Hot water in pipes flows to radiators, which release heat within the structure, and the cold water returns to the boiler.
  封闭式锅炉使用锅炉、管道和散热器中的水。管道中的热水流向散热器，散热器在结构上释放热量，冷水则返回锅炉。

Types of Furnaces  炉子类型

• Electric Furnace: Uses electricity without the need of a heat exchanger, burner, or chimney.
  电炉：使用电力，无需热交换器、燃烧器或烟囱。
• The blower simply forces air into the heating elements and hot air is distributed into the structure using the ductwork.
  鼓风机只需将空气送入加热元件，热空气就会通过管道输送到建筑物内。
• They have low upfront cost, quiet, and need less maintenance.
  它们的前期成本低，噪音小，维护需求少。
• However, they are more expensive to operate than gas or oil furnace.
  不过，与燃气炉或燃油炉相比，它们的运行成本更高。
• Gas Furnace: It burns natural gas, which needs a heat exchanger, burner, and an exhaust pipe.
  燃气炉：它燃烧天然气，需要热交换器、燃烧器和排气管。
• The four levels of efficiency are conventional, mid-efficiency, high efficiency, and high efficiency plus.
  效率分为常规、中效、高效和高效+四个级别。
• As of 2010, all gas furnaces must be high efficiency.
  从 2010 年起，所有燃气炉都必须是高效的。
• Propane is used as fuel in rural areas where natural gas is not available.
  在没有天然气的农村地区，丙烷被用作燃料。
• They have low operational costs and heat up the structure faster.
  它们的运行成本低，结构升温快。
• However, they can be expensive to install and need venting for carbon monoxide emissions.
  不过，它们的安装费用可能会比较高，而且需要通风口来排放一氧化碳。
• Oil Furnace: Oil furnaces function in similar way as gas furnace. They need on-site oil storage tanks, which are regulated by the Technical Standards and Safety Authority (TSSA).
  燃油炉：燃油炉的功能与燃气炉类似。它们需要现场储油罐，储油罐受技术标准和安全管理局（TSSA）监管。
• These tanks must be inspected annually, and above ground oil tanks must be replaced every 10 years.
  这些油罐必须每年检查一次，地上油罐必须每 10 年更换一次。
• Conventional furnaces have low efficiency rating of about $55\mathrm{\%}$$55\mathrm{\%}$55%55 \% but newer oil furnaces can have efficiency of 80-89%.
  传统油炉的效率较低，约为 $55\mathrm{\%}$$55\mathrm{\%}$55%55 \% ，但新型油炉的效率可达 80-89%。
• Advantages: They last longer than gas furnaces and are not dependent on pipelines.
  优点使用寿命比燃气炉长，不依赖管道。
• Disadvantages: Necessity of on-site storage tank, low energy efficiency, more pollution, high installation and replacement costs, and environmental problems if the tank is underground.
  缺点必须在现场安装储罐，能效低，污染大，安装和更换费用高，如果储罐位于地下，还会产生环境问题。
• Gravity Furnace (Octopus Furnace): The now obsolete gas or oil furnaces work similar to conventional furnace but use gravity to force hot air into the structure and bring cool air back to furnace. They require little maintenance but have very low energy efficiency of about $55\mathrm{\%}$$55\mathrm{\%}$55%55 \%.
  重力炉（章鱼炉）：现已淘汰的燃气炉或燃油炉的工作原理与传统炉子类似，但利用重力将热空气强制送入建筑物，并将冷空气带回炉子。它们几乎不需要维护，但能效很低，约为 $55\mathrm{\%}$$55\mathrm{\%}$55%55 \% 。

Central Air Conditioning
中央空调

• The function of an air conditioner is to distribute cool air inside the structure using a compressed refrigerant.
  空调的功能是利用压缩制冷剂将冷空气送入建筑物内部。
• The compressed refrigerant becomes liquid, is cooled by a condenser, and then evaporated again.
  压缩后的制冷剂变成液体，通过冷凝器冷却，然后再次蒸发。
• The process cools the air which is distributed inside the structure using the ductwork.
  该工艺利用管道系统冷却分布在建筑物内部的空气。
• Ductless Air Conditioners: These units are placed inside the rooms. They are useful for homes that do not have central air conditioning.
  无管道空调：这些设备安装在房间内。它们适用于没有中央空调的家庭。
• The benefits are that they are more energy efficient, produce low noise, and are less expensive.
  这样做的好处是能效更高、噪音更低、成本更低。
• The disadvantage is that they require installation on the wall and restrict cooling to a specific room only.
  其缺点是需要安装在墙壁上，而且冷却范围仅限于特定房间。

Problems with Heating and Cooling Systems
供暖和制冷系统的问题

• Clogged Filters: Filters are designed for intake of air from the house and should be replaced regularly. Dirty or clogged filters can restrict airflow and effectiveness of the system.
  过滤器堵塞：过滤器是为从室内吸入空气而设计的，应定期更换。脏污或堵塞的过滤器会限制气流和系统的有效性。
• Faulty Thermostat: A faulty thermostat may result in over heating or over cooling.
  恒温器故障：恒温器故障可能导致过热或过冷。
• Cracked Heat Exchanger: A faulty or broken air-exchanger can leak carbon monoxide, which can be fatal.
  热交换器破裂：有故障或损坏的空气交换器会泄漏一氧化碳，这可能会致命。
• Faulty Distribution Fan: A faulty fan results in poor or inefficient operation of the system.
  配电风扇故障：风扇故障会导致系统运行不良或效率低下。
• Leaking Refrigerant: This results in warmer air returning to the house.
  制冷剂泄漏：这会导致较热的空气返回室内。
• Leaking Ducts: Holes or gaps in the ductwork may reduce the efficiency of the heating/cooling system and increase energy costs.
  管道泄漏：管道系统中的孔洞或缝隙可能会降低供暖/制冷系统的效率，增加能源成本。
• Leaks in Walls, Windows, and Doors: The house must be properly sealed and free from drafts and leaks.
  墙壁、窗户和门的渗漏：房屋必须密封良好，没有气流和渗漏。

Gas and Propane Fireplaces
燃气和丙烷壁炉

• These fireplaces use incombustible logs covering gas vents and the fire burns behind a glass window.
  这些壁炉使用不燃烧的原木，覆盖着气体通风口，火在玻璃窗后燃烧。
• They are energy-efficient and draw air from outside for combustion.
  它们具有能源效率高的特点，可从室外吸入空气进行燃烧。
• The gas/propane fireplace must be vented outside.
  燃气/丙烷壁炉必须在室外通风。
• They require less maintenance because annual cleaning of chimney is not required.
  由于不需要每年对烟囱进行清洁，因此维护要求较低。
• Since they do not burn wood, they do not pose any risk to forests.
  由于它们不燃烧木材，因此不会对森林造成任何威胁。
• Gas and propane fireplaces are considered less risky by insurance companies as compared to wood fireplaces.
  与木质壁炉相比，保险公司认为燃气和丙烷壁炉的风险较低。

Other Types of Fireplaces
其他类型的壁炉

• Wood Fireplace: These traditional fireplaces are made of masonry, but they lose more heat from the house than they produce. They are more recreational than functional.
  木制壁炉：这些传统壁炉由砖石砌成，但从室内散失的热量多于产生的热量。它们的娱乐性大于功能性。
• Zero Clearance Fireplace: These fireplaces do not need much clearance from walls or ceilings and can be used in tight spaces. They are more energy-efficient and cheaper to install than traditional fireplaces.
  零间隙壁炉：这种壁炉不需要与墙壁或天花板留出太多的间隙，可以在狭小的空间内使用。它们比传统壁炉更节能，安装成本也更低。
• Wood Stove: They can replace wood-burning fireplaces and consist of metal fire box with a glass window. Less prone to creosote buildup than wood fireplaces and more energy efficient. They produce lesser harmful emissions than wood fireplaces.
  木柴炉：它们可以取代燃木壁炉，由带玻璃窗的金属火箱组成。与木材壁炉相比，不易积聚烟灰，而且更节能。与木材壁炉相比，它们产生的有害气体较少。
• Gas Stove: They are gas-fired, more energy-efficient, produce less harmful emissions, and pose lesser fire risk.
  燃气灶：它们以燃气为燃料，更节能，产生的有害气体更少，火灾风险更低。
• Fireplace Insert: They use electricity, gas, propane, or wood pellets and can be inserted into existing masonry fireplaces. They are efficient and reduce harmful emissions.
  嵌入式壁炉：这种壁炉使用电、煤气、丙烷或木质颗粒燃料，可以安装在现有的砖石壁炉中。它们效率高，并能减少有害气体的排放。
• Pellet Stove: They use electricity to burn specially designed pellets made from sawdust or wood shavings. They burn hotter and cleaner than wood stoves.
  颗粒炉：它们使用电力燃烧专门设计的由锯屑或木屑制成的颗粒。它们比木柴炉燃烧得更热更干净。

Components of Fireplaces
壁炉的组成部分

• Chimney: The function of chimney is discharge of smoke from fireplaces or furnaces. They are usually made of steel or masonry.
  烟囱：烟囱的功能是从壁炉或火炉中排出烟雾。它们通常由钢或砖石制成。
• Flue: It is a channel within the chimney. Certain appliances such as gas furnace and gas water heater may share the same flue.
  烟道：烟道：烟囱内的通道。某些设备，如燃气炉和燃气热水器可能共用一个烟道。
• Chimney Cap: It is made of stone or metal and prevents water from penetrating inside the masonry chimney.
  烟囱帽：由石头或金属制成，可防止水渗入砖石烟囱内部。
• Smoke Shelf: Located behind the damper, it provides for deflection of downdrafts. Cool air goes down, strikes this shelf, mixes with warm air/smoke and returns to the chimney.
  烟架：位于风门后面，用于偏转下沉气流。冷空气向下流动，撞击烟架，与暖空气/烟雾混合后返回烟囱。
• Smoke Chamber: It is made of brick or concrete and lies above the damper to allow smooth movement of smoke, leading up to the flue and chimney.
  烟室：由砖块或混凝土制成，位于风门上方，使烟雾顺畅流动，通向烟道和烟囱。
• Control Damper: To seal the fireplace when it is not in use to prevent leakage of heat.
  控制风门：用于在不使用壁炉时对壁炉进行密封，防止热量泄漏。

WETT Inspections  WETT 检查

• The Wood Energy Technology Transfer Inc. (WETT) is responsible for inspection of all wood burning equipment such as stoves and open fireplaces.
  木材能源技术转让公司 (WETT) 负责检查所有木材燃烧设备，如炉灶和开放式壁炉。
• Wood burning may be a risk to human health and the WETT inspection may be required for obtaining insurance.
  焚烧木材可能会对人体健康造成危害，在购买保险时可能需要进行 WETT 检查。
• The WETT inspector checks for proper installation and working of woodstove and/or wood fireplace.
  WETT 检查员检查木柴炉和/或木柴壁炉的正确安装和工作情况。
• The components included in the inspection are the chimney and cap, flue tiles, smoke chamber, dampers, and clearance from the wall and ceilings.
  检查包括烟囱和烟帽、烟道瓦片、烟室、风阀以及与墙壁和天花板的间隙。
• The woodstove must have a minimum clearance of 152 cm from the ceiling and 123 cm from each side ( 91 cm if shield is installed).
  柴炉与天花板的最小间距为 152 厘米，与两侧的最小间距为 123 厘米（如果安装了防护罩，则为 91 厘米）。

Heating and Cooling Innovations
供暖和制冷创新

• New heating and cooling technologies are convenient, cost-effective and environmentally friendly.
  新的供暖和制冷技术方便快捷、经济高效且环保。
• Zoned Heating Cooling Systems: These systems use a centralized furnace controller and different temperatures can be set for different sections of the house.
  分区供暖制冷系统：这些系统使用中央炉控制器，可为房屋的不同区域设置不同的温度。
• Motion Sensor Air Conditioning: These devices can turn on the equipment when the rooms are occupied.
  运动感应空调：这些设备可在有人居住时开启设备。
• Smart Controllers: These devices allow the homeowner to control the heating/cooling equipment using their mobile phones with apps such as Google Home® or Amazon Alexa®.
  智能控制器：这些设备允许房主使用手机和 Google Home® 或 Amazon Alexa® 等应用程序来控制供暖/制冷设备。
• Smart Geofencing Thermostats: This technology is based on the distance of the owner from the house. The equipment turns on when the owner is coming closer to the house.
  智能地理围栏恒温器：这种技术基于主人与房屋的距离。当主人靠近房子时，设备就会开启。

7.3 Plumbing Systems  7.3 水管系统

Basic Functions  基本功能

• Water Supply: Water typically comes from municipal supply, which passes the shut-off valve on the lot line to the shut-off valve inside the structure. Water flows to cold water pipes, water heater, kitchen, bathrooms, appliances, and other outlets.
  供水：水通常来自市政供水，通过地段线上的截止阀到达建筑物内的截止阀。水流到冷水管、热水器、厨房、浴室、电器和其他出口。
• Water Disposal (Drainage): Drainage pipes bring wastewater from water fixtures in kitchens and bathrooms to sewers or septic tanks.
  水处理（排水管）：排水管将厨房和浴室用水装置中的废水引入下水道或化粪池。
• Water Disposal (Venting): Venting allows wastewater to move forward in pipes and allows sewer gases to escape the house.
  排水（通风）：通气孔可使废水在管道中向前流动，并使下水道中的气体排出屋外。

Pipes  管道

• Lead: Lead pipes, which were used until 1950s, could contaminate water and make it hazardous to health.
  铅：20 世纪 50 年代以前一直使用的铅管会污染水源，危害健康。
• Galvanized Steel: Was used for supply pipes until 1950s. Since steel is coated with zinc to prevent rusting, it can become corroded and pick up lead deposits resulting in reduced pressure.
  镀锌钢：20 世纪 50 年代以前一直用于供水管道。由于钢管表面涂有锌以防止生锈，因此可能会被腐蚀并沉积铅，从而导致压力降低。
• Copper. It is most common for supply lines due to its longer life.
  铜。由于铜的使用寿命更长，因此在供水管道中最为常见。
• Plastic (PEX or KITEC): These pipes consists of a thin aluminum pipe with plastic coating inside and outside.
  塑料管（PEX 或 KITEC）：这些管道由内外涂有塑料涂层的薄铝管组成。
• Its custom brass fittings have high zinc content that can corrode and restrict water pressure.
  其定制的黄铜配件含锌量较高，会腐蚀和限制水压。
• These pipes can easily leak or even burst if water is too hot.
  如果水温过高，这些管道很容易漏水甚至爆裂。
• Some insurers refuse to provide coverage if the house has PEX (KITEC) pipes.
  如果房屋安装了 PEX（KITEC）管道，一些保险公司会拒绝承保。
• CPVC: These pipes are made from PVC with addition of chlorine to make them more durable. It is flexible, less noisy, and fire resistant.
  CPVC：这种管道由聚氯乙烯制成，其中添加了氯，使其更加耐用。它柔韧、噪音小、耐火。

Problems  问题

• Leakage: Leaks in underground service pipes may not be detected and water may accumulate in basement areas.
  渗漏：地下供水管道的渗漏可能无法检测到，地下室区域可能会积水。
• Pressure: In a typical house, it should be around 50 psi .
  压力： 在普通住宅中，压力应在 50 psi 左右。
• Low pressure may be caused by partially shut-off valves, too small diameter, and shared service pipes.
  造成压力过低的原因可能是部分关闭阀门、管径太小以及共用服务管道。
• Pipes that are outside the building should be buried below frost lines to prevent freezing of water.
  建筑物外的管道应埋在霜冻线以下，以防止水结冰。
• Drainage Problems: Problems with drainage pipes may result in backup and flooding.
  排水问题：排水管道问题可能导致倒灌和洪水。
• Common reasons include combined storm and sanitary sewers, damage to external sewer pipes by tree roots, and overloaded municipal drainage pipes.
  常见的原因包括雨水和卫生下水道合并、外部下水管道被树根损坏以及市政排水管道超负荷。
• Indications of Plumbing Problems: Some indications of plumbing problems include dripping faucets, leaky pipes, running toilets, low water pressure, slow drainage, excessive water bills, and unpleasant odours.
  冷热水管道问题的征兆：冷热水管道问题的一些迹象包括水龙头滴水、管道漏水、马桶跑水、水压过低、排水缓慢、水费过高和异味。

Water Efficiency  用水效率

• Water efficiency can be achieved through better design and regular maintenance of water systems and appliances, plumbing, and fixtures.
  通过更好地设计和定期维护供水系统、用具、管道和装置，可以提高用水效率。
• Water efficiency can be increased by reduction the buildup/corrosion, fixing water leaks, and installing efficient appliances and low-flow fixtures.
  可以通过减少积水/腐蚀、修复漏水、安装高效电器和低流量装置来提高用水效率。
• Additionally, dual-flush toilets, grey water systems (that reuse household wastewater), installation of pressure control valves, and cisterns to collect rainwater for outdoor use can all improve water efficiency.
  此外，双冲水马桶、中水系统（对家庭废水进行再利用）、安装压力控制阀和收集雨水供室外使用的蓄水池都能提高用水效率。

Water Heaters  热水器

• The efficiency of a water heater depends on its recovery rate, which means that high recovery rate results in more supply of hot water.
  热水器的效率取决于其回收率，也就是说，回收率高，热水供应量就多。
• Efficiency may be reduced due to malfunctioning burners or elements, leakage, accumulation of sludge at the bottom of tank, build-up of lime due to water hardness, etc.
  由于燃烧器或元件故障、泄漏、水箱底部污泥堆积、水硬度导致石灰堆积等原因，可能会降低效率。
• High-efficiency gas or propane heaters need venting through the wall, which should be located away from sleeping areas and at least 45 cm above floor.
  高效燃气或丙烷加热器需要穿墙通风，通风口应远离睡眠区，并至少高出地面 45 厘米。
• Tankless Water Heaters: These water heaters are gas or propane-fired and heat water only when it is needed. They consist of a burner, heat exchanger, and venting systems but do not have a storage tank.
  无水箱热水器：这种热水器以燃气或丙烷为燃料，只在需要时才加热水。它们由燃烧器、热交换器和通风系统组成，但没有储水箱。
• Advantages: They have low operating cost, can be mounted to wall, do not run out of water, and have longer life.
  优点运行成本低，可安装在墙上，不会缺水，使用寿命长。
• Disadvantages: Delay in getting hot water, limited flow, expensive than conventional heaters, and need for high-pressure gas for burner.
  缺点获得热水的时间延迟，流量有限，比传统加热器昂贵，燃烧器需要高压燃气。

7.4 Water Supply  7.4 供水

Water Wells  水井

• The Ministry of Environment, Conservation, and Parks administers the Ontario Safe Drinking Water Act and the Ontario Water Resources Act.
  环境、保护和公园部负责管理《安大略省安全饮用水法》和《安大略省水资源法》。
• Well contractors are licensed by the ministry for installation, inspection, and maintenance of water wells.
  水井承包商由该部颁发许可证，负责水井的安装、检查和维护。
• Homeowners are themselves responsible for maintenance of private water wells.
  私人水井的维护由房主自己负责。
• Wells are normally tested for water flow (quantity) and potability (quality) during buying and selling process.
  在买卖过程中，通常会对水井的水流量（数量）和可饮用性（质量）进行检测。
• Bacteriological testing of water is done by local health authorities (Public Health) free of cost.
  当地卫生部门（公共卫生）免费对水进行细菌检测。
• Unused water wells must be decommissioned by licensed contractors as they pose a safety threat and can contaminate ground water.
  未使用的水井必须由有执照的承包商来停用，因为它们会对安全构成威胁，并可能污染地下水。
• A Well Record for an abandoned well must be sent to the ministry.
  废弃水井的水井记录必须送交该部。

Types of Water Wells
水井类型

• Dug Wells: These wells constructed by digging down to the water table and are usually 10 to 30 feet deep.
  挖井：这些水井通过向下挖掘至地下水位而建成，通常深 10 至 30 英尺。
• Drilled Wells: Drilled wells need casing and screen to ensure that do not collapse or collect sediment. The depth ranges from 100 to 500 feet.
  钻井：钻井需要套管和滤网，以确保不会坍塌或聚集沉积物。深度从 100 英尺到 500 英尺不等。
• Bored Wells: These wells are created using large diameter bore or drill and are much deeper than dug wells.
  钻井：这种井使用大直径钻孔或钻头，比挖井深得多。
• Point (Driven) Wells: A sharp pipe is driven into shallow water-bearing sand or gravel. The depth is usually 30 to 50 feet. Water from these wells is susceptible to contamination from surface water or fertilizers.
  点式（驱动式）水井：将尖管打入浅层含水砂或砾石中。深度通常为 30 至 50 英尺。这些井的水很容易受到地表水或化肥的污染。

Well Construction  水井建设

• Lake and River Water: Water from a lake or river can be brought to a cottage home using above or below ground pipes, which may be below frost lines or heated. However, even when the water looks and tastes clean, it can be easily contaminated. Water must be treated before it is used.
  湖水和河水：可以使用地面或地下管道将湖水或河水引入别墅住宅，这些管道可能低于霜冻线，也可能经过加热。然而，即使水看起来和尝起来都很干净，也很容易受到污染。使用前必须对水进行处理。
• Drilling: A permit from the Ministry of Environment, Conservation, and Parks is required for drilling a water well. Well is constructed before the house and its location is determined by the material under the ground. Improper location may result in low water yield or a dry well.
  钻井：打水井需要获得环境、自然保护和公园部的许可。水井先于房屋建造，其位置由地下材料决定。位置不当可能导致出水量低或水井干涸。
• Minimum Distances: Provincial regulations require that water well must have minimum clearance from nearly buildings, public roads, septic tanks, and leaching beds so that water is not contaminated.
  最小距离：省法规要求水井必须与建筑物、公共道路、化粪池和沥滤池保持最小距离，以免水受到污染。

Components of Water Well
水井的组成部分

• Caps: The cap is fitted on top of the casing to keep out debris, surface water, insects, etc.
  盖子：盖子： 盖子安装在套管顶部，用于隔绝碎屑、地表水和昆虫等。
• Casing: It is cylindrical in shape and prevents outside contaminants from entering the well. They are made from PVC, carbon steel, stainless steel or fiberglass. Well casing must be visible and at least 40 cm above ground.
  套管：它呈圆柱形，可防止外部污染物进入井内。套管由聚氯乙烯、碳钢、不锈钢或玻璃纤维制成。水井套管必须可见，并至少高出地面 40 厘米。
• Pump: Jet pumps are installed above ground for shallow wells for water suction. Submersible pumps are installed under water to push up water.
  水泵喷射泵安装在地面上，用于浅井吸水。潜水泵安装在水下，将水推上来。
• Screen: It is installed at the bottom of well to filter out sediment from water as it enters the well.
  滤网：滤网：安装在井底，用于过滤进入井中的泥沙。
• Pitless Adapter: Connects well casing with water lines to discharge water from well into the house. It is installed below frost line to prevent freezing of water.
  无坑适配器：连接水井套管与水管，将井水排入室内。它安装在霜冻线以下，以防止水结冰。

Inspection and Maintenance
检查和维护

• Inspections: New wells are inspected with a bailer or pump for one hour to measure the rate of water flow (quantity of water).
  检查：用水瓢或水泵对新井进行一小时的检查，以测量水流速度（水量）。
• Potability of water (quality) is tested by bacteriological tests by local health authorities.
  水的可饮用性（水质）由当地卫生部门通过细菌学测试来检验。
• Water Well Record: This document is with the Ministry and available through Service Ontario. It shows the date of construction, location, results of pumping tests, and other information.
  水井记录：该文件由水利部保管，可通过安大略省服务局获取。它显示了建造日期、地点、抽水测试结果及其他信息。
• The well contractor must provide this document to the owner within 14 days of construction. This document may be required at the time of buying or selling the property.
  水井承包商必须在施工后 14 天内向业主提供该文件。在购买或出售房产时可能需要提供该文件。
• Well Record also shows if a well has been decommissioned.
  油井记录还显示油井是否已停用。
• Maintenance Agreements: Well agreements are for those water wells which are shared by neighbouring homeowners.
  维护协议：水井协议适用于邻近业主共用的水井。
• These neighbours share the cost of maintenance and repair of the shared wells.
  这些邻居分担共用水井的维护和修理费用。
• It is an important document when selling/buying as well as for arranging mortgage.
  它是出售/购买以及安排抵押贷款时的重要文件。

Water Treatment  水处理

• Well water needs to be tested regularly and treated to remove impurities, especially for the purpose of drinking.
  井水需要定期检测和处理，以去除杂质，尤其是用于饮用。
• Some treatment systems remove bacteria in water whereas others are designed to remove heavy minerals.
  有些处理系统可以去除水中的细菌，而有些系统则可以去除水中的重金属。
• Water Softeners: These systems remove minerals such as magnesium, calcium, and iron in hard water. Water softeners extend the life span of plumbing fixtures.
  软水器：这些系统可去除硬水中的镁、钙和铁等矿物质。水软化剂可延长冷热水管道装置的使用寿命。
• Reverse Osmosis: These ‘point of use’ water purification systems use tightly woven porous membranes to remove solids from water.
  反渗透：这些 "使用点 "净水系统使用紧密编织的多孔膜去除水中的固体物质。
• Granulated Activated Carbon Filtration: Activated carbon is used to remove odours, bad tastes, and discolouration caused by lead, arsenic, and other dangerous chemicals in local water supply.
  颗粒活性炭过滤：活性炭用于去除当地供水中的铅、砷和其他危险化学物质引起的异味、恶臭和变色。
• Ultraviolet Systems: This most common water treatment system uses ultraviolet light to neutralize the bacteria in water.
  紫外线系统：这种最常见的水处理系统使用紫外线中和水中的细菌。
• Iron Deionizers: This system is used to remove heavy iron content in water, which leads to orange/red staining on fixtures.
  铁去离子器：该系统用于去除水中的重铁含量，重铁含量会导致设备上出现橙色/红色污渍。
• Chlorine Injector Pumps: Chlorine is added to water to remove bacteria and bad odours to make it safe for drinking.
  氯喷射泵：向水中添加氯以去除细菌和异味，使其可安全饮用。
• Desalinators: These systems remove salt from the water supply.
  脱盐器：这些系统可去除供水中的盐分。

Well Water Testing  井水检测

• Water must be tested regularly as the quality of water changes over time.
  由于水质会随时间发生变化，因此必须定期检测水质。
• Tests are performed at the time of installation and then at least once or twice every year.
  测试在安装时进行，之后每年至少进行一到两次。
• For rural cottages, two or three samples are taken, per season, with first sample at the start of the season.
  对于农村别墅，每个季节采集两到三个样本，第一个样本在季节开始时采集。
• Water testing is also an important part of the buying/selling process.
  水质检测也是买卖过程中的一个重要环节。
• Chemical Analysis: Chemical analysis of water is done to test for presence of metals, fluoride, hardness, and pesticides.
  化学分析：对水进行化学分析是为了检测水中是否含有金属、氟化物、硬度和杀虫剂。
• Bacteriological Testing: Bacteriological analysis of water is done to test the presence of harmful bacteria such as:
  细菌测试：对水进行细菌分析是为了检测水中是否存在有害细菌，如
• Coliform Bacteria: These are present in the digestive tracts of animals and in plant and soil material. Presence of these bacteria may be an indication that other harmful bacteria may also be present.
  大肠菌群：这些细菌存在于动物的消化道以及植物和土壤材料中。这些细菌的存在可能表明其他有害细菌也可能存在。
• Fecal Coliform Bacteria: These bacteria are found in digestive tracts of warm-blooded animals. Their presence immediately renders water unsafe for drinking.
  粪大肠菌群：这些细菌存在于温血动物的消化道中。它们的存在会立即导致水不能安全饮用。
• Supply Tests: Water supply tests consist of:
  供水测试：供水测试包括
• Capacity: The amount of water the well can contain.
  容量：水井可容纳的水量。
• Flow Rate: The amount of water that can be extracted per minute (acceptable rates range from 20 to 50 litres per minute).
  流速：每分钟可抽取的水量（可接受的流速为每分钟 20 至 50 升）。
• Recovery Rate: The rate at which water runs into well from rock fissures when water is being pumped out of well without running dry.
  回采率：水从井中抽出而不干涸时，水从岩石裂缝流入井中的速度。

7.5 Sewage  7.5 污水

Municipal Sewer Systems  市政下水道系统

• Combined Sanitary and Storm Sewers: Found in older neighbourhoods, these sewers can cause raw sewage to backup through basement drains into the house. Insurance premiums for such houses may he high due to risk of flooding.
  卫生下水道和暴雨下水道合流：这些下水道多见于老旧社区，会导致未经处理的污水通过地下室排水沟倒灌进房屋。由于存在洪水风险，这类房屋的保险费可能会很高。
• Separate Sewers: Found in newer neighbourhoods, these sewers separately take the storm water and household waste. They are less likely to cause backups or basement flooding.
  独立下水道：这些下水道位于较新的社区，分别收集雨水和生活垃圾。这种下水道不太可能造成倒灌或地下室淹水。
• Backup Valves: Homeowners may install one-way backup valves in the floor drain to prevent the wastewater from coming back into the house.
  备用阀门：房主可在地漏上安装单向备用阀，以防止废水回流到室内。

Sewage System Classes  污水处理系统类别

• Class 1: Include waterless toilets, pits, privy vaults, portable toilets, chemical, and composting toilets.
  第 1 类：包括无水厕所、粪坑、贮粪池、便携式厕所、化学厕所和堆肥厕所。
• Class 2: Grey water systems for non-human use of wastewater such as watering the grass and plants.
  第 2 类：非人类使用废水的中水系统，如浇灌草坪和植物。
• Class 3: Also known as cesspool, these are found in recreational areas for human waste.
  第 3 类：也称为污水池，存在于娱乐区，用于处理人类排泄物。
• Class 4: This is the most commonly used sewage system in which the septic tank breaks down solid waste and the leaching bed distributes it into the soil.
  第 4 级：这是最常用的排污系统，化粪池分解固体废物，沥滤床将其排入土壤。
• Class 5: This system consists of a holding tank which collects sewage and takes it away for treatment.
  第 5 级：该系统包括一个收集污水并将其带走进行处理的污水处理池。

Leaching Beds  沥滤床

• The leaching bed in class 4 septic system needs permeable soil so that liquids can flow into the soil.
  4 级化粪池系统中的沥滤床需要透水性土壤，这样液体才能流入土壤。
• A percolation test is required to check the absorption rate of soil as some rocky soils are not suitable for making a leaching bed.
  由于一些岩石土壤不适合制作沥滤床，因此需要进行渗滤测试，以检查土壤的吸收率。
• Types of leaching beds:
  沥滤床的类型：
• Conventional: Installed where land is well-drained, and stone filled drenches can be installed below ground.
  传统方法：在排水良好的土地上安装，可在地下安装石块填充的排水沟。
• Raised Absorption Bed: It is installed in rocky terrains where there is lack of soil depth for a conventional leaching bed. Special imported soil and filtering material is brough to the site to create a raised bed.
  高架吸收床：安装在岩石地形上，因为那里的土壤深度不够，无法安装传统的沥滤床。将特殊的进口土壤和过滤材料运到现场，形成一个高床。
• Limited Space: A bed area is excavated, and a filter bed is created using filtering sand so that the leaching bed uses smaller area.
  空间有限：挖掘出一个滤床区域，然后用过滤砂建造一个滤床，这样沥滤床的使用面积就会变小。

Ontario Building Code and Septic Systems
安大略省建筑法规和化粪池系统

• Capacity: The size of the septic system depends on the number bedrooms, total living area, and the total number of water fixtures in the house.
  容量：化粪池系统的大小取决于卧室数量、总居住面积和房屋内用水设备的总数。
• Septic System Location: The Ontario Building Code and zoning bylaws specify the minimum clearances of the septic system from lot lines, nearby structures, trees, water well, shorelines, and neighbouring wells.
  《化粪池系统的位置：安大略省建筑规范》和分区细则规定了化粪池系统与地段线、附近建筑物、树木、水井、海岸线和邻近水井的最小间距。
• The septic system must be at least 5 metres from any structure, 30 metres from a well without casing, and 15 metres from a well with casing, lakes, ponds, rivers, and springs.
  化粪池系统必须距离任何建筑物至少 5 米，距离无套管水井 30 米，距离有套管水井、湖泊、池塘、河流和泉水 15 米。
• These distances are increased for a septic system which have a Raised Absorption Bed.
  如果化粪池系统采用高架吸附床，这些距离还会增加。
• Site Valuation: The Ontario Building Code requires site evaluation for installation of new and replacement septic systems.
  《场地评估：安大略省建筑规范》要求对安装新化粪池系统和更换化粪池系统的场地进行评估。
• Leaching Bed Location: The location of leaching bed depends on the percolation test or by soil classification. A minimum of three possible locations must be tested and the location with fastest percolation is selected.
  沥滤床位置：沥滤床的位置取决于渗滤测试或土壤分类。必须至少测试三个可能的位置，然后选择渗滤速度最快的位置。
• Tank Design: Prefabricated septic tanks must have a minimum capacity of 3,600 litres and there must be two chambers in them.
  化粪池设计：预制化粪池必须至少有 3 600 升的容量，并且必须有两个腔室。

Best Practices  最佳做法

• Homeowners should minimize wastage of water and dry out clothes in open whenever possible.
  房主应尽量减少水的浪费，并尽可能露天晾晒衣物。
• Non-biodegradable materials should not be flushed into the septic system.
  不可将不可降解的材料冲入化粪池系统。
• Too much household detergents or bleach should not be flushed as they can kill the bacteria used to break down solid in the septic system.
  不应冲洗过多的家用清洁剂或漂白剂，因为它们会杀死化粪池系统中用于分解固体的细菌。
• Harsh chemicals such as solvents, brake fluid, oil, gasoline, paint thinner, prescription drugs, pesticides, etc. should not be flushed into the septic system.
  不得将溶剂、制动液、机油、汽油、油漆稀释剂、处方药、杀虫剂等刺激性化学物质冲入化粪池系统。
• These chemicals pollute the soil and water surrounding the septic tank.
  这些化学物质会污染化粪池周围的土壤和水。

Table of Contents  目录

8. INTERNAL AND EXTERNAL FINISHES
8.内外饰面

8.1 Exterior Walls  8.1 外墙

Exterior Wall Finishes  外墙饰面

• Brick Veneer Wall: Consists of a single layer of bricks (wythe) and an inner wooden frame, which is load bearing. Bricks are tied to the wooden framing using ‘brick ties’. The air space between the wooden frame and the bricks prevents moisture.
  砖贴面墙：由单层砖（墙面）和内部承重的木框架组成。砖块通过 "砖块扎带 "绑在木框架上。木框和砖块之间的空气空间可防止潮湿。
• Problems: If ‘weeping holes’ are mistakenly filled by the homeowner, water may buildup inside and damage the wooden sheathing.
  问题如果屋主错误地填埋了 "渗水孔"，水可能会在里面积聚，损坏木质护墙板。
• Brick Masonry Wall: There are two layers of bricks attached together by the ‘header course’, which prevents inner and outer layer from separating. Due to poor insulating quality of bricks, these walls are not used in single-family homes.
  砖砌墙：两层砖通过 "砌头 "连接在一起，防止内外层分离。由于砖的隔热性能较差，这种墙不用于独户住宅。
• Problems: Cracks may be caused by expansion of bricks due to excessive heat or contracting due to extreme cold. Failure of window arches or lintels may also cause cracks.
  问题：裂缝可能是由于过热导致砖块膨胀或极冷导致砖块收缩造成的。窗拱或窗楣的故障也可能导致裂缝。
• Vinyl Siding: It is made of polyvinyl chloride, is inexpensive, durable, and needs low maintenance. It is fastened on top of building paper and over flashings and butted against the exterior trim.
  乙烯基护墙板：它由聚氯乙烯制成，价格便宜，经久耐用，维护成本低。它被固定在建筑用纸的上面，覆盖在檐口上，并与外墙装饰相接。
• Problems: Most problems are due to poor installation, lack of securing, and improper detail work at edges and corners.
  问题：大多数问题都是由于安装不当、缺乏固定以及边缘和角落的细节处理不当造成的。
• Metal Siding: Metal siding is made of aluminum or steel and is installed horizontally or vertically. It is also inexpensive, durable, and needs low maintenance.
  金属护墙板：金属护墙板由铝或钢制成，可水平或垂直安装。金属护墙板价格低廉，经久耐用，维护成本低。
• Problems: Needs proper ventilation to allow air and moisture pressure to equalize.
  问题：需要适当的通风，以平衡空气和湿气的压力。
• Wood Siding: Wooden siding provides aesthetic appeal, styles, textures, and may be expensive depending on type of wood.
  木护墙板：木质护墙板具有美感、风格和纹理，但价格可能比较昂贵，这取决于木材的类型。
• Problems: Wood may rot, and water penetration may occur at joints. If wood is in contact with soil, insects and termites may develop.
  问题：木材可能会腐烂，接缝处可能会渗水。如果木材与土壤接触，可能会滋生昆虫和白蚁。
• Stone: Stone bricks and blocks are made from granite, sandstone, limestone, or marble stone. These are popular due to their strength, durability, and weather resistance. They are glued to the exterior walls and do not bear any load.
  石材石砖和石块由花岗岩、砂岩、石灰石或大理石制成。这些石砖和石块因其强度、耐久性和耐候性而广受欢迎。它们粘在外墙，不承受任何负荷。
• Problems: Stone may be porous and may require resealing and grouting.
  问题：石材可能多孔，需要重新密封和灌浆。
• Stucco: It is a fine, durable plaster coat which is applied wet and hardens when it becomes dry. It is cost-effective, good insulator, and energy efficient.
  灰泥：它是一种细腻、耐用的灰泥涂层，湿敷后变干变硬。它具有成本效益、良好的隔热性能和节能效果。
• Problems: Stucco can shrink and crack easily in areas of freeze-thaw cycle. It is better applied over masonry walls than wood framing. Wood and stucco may shrink and expand at different rates causing cracks or bulges in stucco.
  问题：灰泥在冻融循环地区容易收缩和开裂。在砌体墙壁上使用灰泥比在木框架上使用灰泥效果更好。木材和灰泥可能会以不同的速度收缩和膨胀，导致灰泥出现裂缝或隆起。

Rain Screen Principle  雨幕原理

• This principle is used in brick masonry and brick veneer walls to prevent moisture and water from getting inside the air space between the brick layer and wooden frame.
  这一原理用于砖砌体和砖贴面墙体，以防止湿气和水进入砖层和木框之间的空气空间。
• Water from wind driven rain or storm may pass through the bricks, drip down, and collect inside the air space.
  风雨或暴雨造成的积水可能会穿过砖块，滴落下来，并聚集在空气空间内。
• To disperse this water, a ‘weeping hole’ is left after every three or four bricks in the lower most layer.
  为了分散这些水，在最下层每隔三块或四块砖就会留下一个 "渗水孔"。

Issues with Exterior Walls
外墙问题

• Lean/Bow: If brick ties are not installed properly, the outer layer of brick wythe may lean or bow outwards. In serious cases, when the wall is load bearing, it may lead to structural problems.
  倾斜/翘曲：如果砖垛安装不当，外层砖墙可能会向外倾斜或翘曲。严重时，当墙体承重时，可能会导致结构问题。
• Rafter Spreading: Spreading of roof rafters may result in top of the wall to tilt outwards,
  椽子伸展：屋面椽展开可能导致墙顶向外倾斜、
• Out of Plumb: An out of plumb wall means that it is not exactly vertical or at 90 degrees. This may be caused by an impact damage.
  不垂直：不垂直墙体是指墙体不完全垂直或呈 90 度。这可能是由于撞击损坏造成的。
• Wavy: Waviness in mortar is caused by hurried installation and not giving it sufficient time to set and gain strength.
  波浪状：砂浆出现波浪状是由于安装仓促，没有给砂浆足够的时间凝固和增强强度造成的。
• Cracks/Deterioration: Cracks are caused by stress in the concrete due to shrinkage or expansion. While hairline or vertical cracks are not serious, horizontal cracks indicate problem with foundation. Cracks may cause water penetration or infestation.
  裂缝/老化：裂缝是混凝土因收缩或膨胀而产生应力造成的。毛细裂缝或垂直裂缝并不严重，而水平裂缝则表明地基出现问题。裂缝可能导致渗水或虫害。
• Discolouration: Stone may change colour over time due to weather exposure.
  变色：随着时间的推移，石材可能会因天气变化而变色。

8.2 Energy Efficiency  8.2 能源效率

Factors Influencing Energy Efficiency
影响能源效率的因素

• The voluntary R-2000 program, managed by the Office of Energy Efficiency, encourages energy efficient and environmentally responsible home construction standards.
  由能源效率办公室管理的自愿性 R-2000 计划鼓励采用节能和对环境负责的住宅建筑标准。
• The $R$$R$RR-2000 home certification is based on technical standards for ventilation, minimum air leakage, and type of insulating materials used.
  $R$$R$RR -2000住宅认证基于通风、最小空气泄漏和所用隔热材料类型的技术标准。
• As such, the home may be more expensive than similar non-R-2000 homes.
  因此，该住宅的价格可能会高于类似的非 R-2000 住宅。
• The $R-2000$$R-2000$R-2000R-2000 program is complemented by ENERGYSTAR® and EnerGuide programs.
  $R-2000$$R-2000$R-2000R-2000 计划与 ENERGYSTAR® 和 EnerGuide 计划相辅相成。
• These standards help builders protect the environment by reducing the use of fossil fuels like coal, gas, oil, and therefore, lowering greenhouse gas emissions.
  这些标准减少了煤炭、天然气、石油等化石燃料的使用，从而降低了温室气体排放，有助于建筑商保护环境。

Heat Gain/Loss  热量增减

• Heat loss occurs when the heat from inside the house escapes to outside, often due to inefficient doors and windows.
  热量从室内散失到室外，通常是由于门窗效率低下造成的。
• Heat gain occurs when the heat from outside enters the building.
  当室外的热量进入建筑物时，就会产生热量增加。
• Salespersons must understand the implications of heat gain and/or heat loss, and their effect on energy costs.
  销售人员必须了解热量增加和/或散失的影响及其对能源成本的影响。
• Conduction: Transfer of energy through a substance.
  传导：通过物质传递能量。
• For example, the loss of heat through basement, walls and ceilings.
  例如，通过地下室、墙壁和天花板散失的热量。
• Convection: Movement of gas or liquid with changes in density. It can be controlled by minimizing air leakage between a structure’s interior and exterior surfaces.
  对流：气体或液体随着密度的变化而运动。可以通过尽量减少结构内外表面之间的空气泄漏来控制对流。
• For example, the loss of heat through doors and windows.
  例如，通过门窗散失的热量。
• Radiation: Transfer of energy through a straight line between the source and the absorber, without a medium.
  辐射：能量通过源和吸收器之间的直线传播，不需要介质。
• For example, sunlight entering a structure.
  例如，阳光进入建筑物。

Insulation and R-Values  隔热和 R 值

• Depending on a region’s climate, the $R$$R$RR-value may be different in different areas of the house.
  根据不同地区的气候，房屋不同区域的 $R$$R$RR 值可能会有所不同。
• The below-grade basement may have lowest $R$$R$RR-value as it is surrounded by soil, which acts as a natural insulator.
  地下层地下室的 $R$$R$RR 值可能最低，因为它周围都是土壤，是天然的绝缘体。
• Glass Fibre Insulation: Glass fibre insulation comes in the form of ‘batts’, roll, or loose fill. This pink coloured insulation is inexpensive and is commonly used for interiors.
  玻璃纤维隔热材料：玻璃纤维隔热材料有 "球棒"、卷筒或松散填充物等形式。这种粉红色的隔热材料价格低廉，常用于室内装修。
• Mineral Wool/Rock Wool: This insulation is made from fibrous materials by melting minerals or rock and provides better insulation. It is expensive but is fire resistant and long-lasting. Used in sidewalls, attics, crawl spaces, and floors.
  矿棉/岩棉：这种隔热材料由矿物或岩石熔化而成的纤维材料制成，隔热效果更好。它价格昂贵，但耐火、耐用。可用于侧墙、阁楼、爬行空间和地板。
• Cellulose Fibre: It is made from $85\mathrm{\%}$$85\mathrm{\%}$85%85 \% recycled materials such as paper and is treated with chemicals to make it fire-resistant. Cellulose Fibre has high R-values and dense properties than glass fibre. It is mostly used in the attic of the house.
  纤维素纤维：由纸张等回收材料制成，经过化学处理，具有防火性能。与玻璃纤维相比，纤维素纤维具有较高的 R 值和致密特性。它主要用于房屋的阁楼。
• Spray Foam: Spray foam consists of open cell or closed cell polyurethane and appears like sponge. Open cell gives low R-value and is mostly used for interior walls. Closed cell gives high R-value and is mostly used for exterior walls.
  喷涂泡沫：喷涂泡沫由开孔或闭孔聚氨酯组成，看起来像海绵。开孔泡沫的 R 值低，主要用于内墙。闭孔泡沫的 R 值高，主要用于外墙。
• Foam Board: This insulation comes in various thicknesses and R-values. It provides high insulation values and can be used in floors, ceilings and interior or exterior walls.
  泡沫板：这种隔热材料有不同的厚度和 R 值。它具有很高的隔热值，可用于地板、天花板、内墙或外墙。

Disclosures Requirements
披露要求

• Salespersons must make a disclosure of the following types of insulation because there may be health implications if these insulating materials are disturbed.
  销售人员必须披露以下类型的隔热材料，因为如果这些隔热材料受到干扰，可能会影响健康。
• Urea Formaldehyde Foam Insulation (UFFI): UFFI is a low-density foam made from plastic resins, a foaming agent and compressed air.
  脲醛泡沫隔热材料（UFFI）：UFFI 是一种由塑料树脂、发泡剂和压缩空气制成的低密度泡沫。
• The formaldehyde gas can irritate eyes, nose, and throat and can increase problems for asthma and allergy sufferers.
  甲醛气体会刺激眼睛、鼻子和喉咙，并增加哮喘和过敏患者的问题。
• Asbestos: Asbestos is found in a variety of products including roofing materials, wall and pipe coverings, floor tiles, appliances, ceilings, patching compounds, textured paints, and door gaskets of stoves, furnaces and ovens.
  石棉：石棉存在于各种产品中，包括屋顶材料、墙壁和管道覆盖物、地砖、电器、天花板、修补化合物、纹理涂料以及炉灶、火炉和烤箱的门垫圈。
• Asbestos has been declared a health hazard because it becomes a health risk when it becomes airborne.
  石棉之所以被宣布为有害健康的物质，是因为它在空气中传播时会对健康造成危害。
• Friable Asbestos is considered most dangerous as it can easily crumble, pulverize or reduce to powder by hand pressure during renovations or repairs.
  易碎石棉被认为是最危险的，因为在翻新或维修过程中，用手一压，它就很容易破碎、粉碎或变成粉末。
• Vermiculite: It is a flat shiny material, looks like silver-gold or grey-brown that expands when heated.
  蛭石：它是一种扁平有光泽的材料，看起来像银金色或灰褐色，加热时会膨胀。
• It has not been used as insulation since 1980 but may exist in homes built prior to that.
  自 1980 年以来，这种材料就不再被用作隔热材料，但在此之前建造的房屋中可能还存在这种材料。
• Some vermiculite materials may contain asbestos and its existence in insulation must be disclosed when the property is sold.
  有些蛭石材料可能含有石棉，在出售房产时必须披露隔热材料中是否含有石棉。

Retrofitting for Energy Efficiency
节能改造

• Shading and glazing of windows and using smart window technologies.
  窗户的遮阳和玻璃，以及使用智能窗户技术。
• Increasing thermal resistance for all insulation.
  提高所有隔热材料的热阻。
• Using high-efficiency furnaces or integrated furnace and water heater systems.
  使用高效炉或集成炉和热水器系统。
• Using heat recovery ventilators, which reduces humidity, pollutants, and odours by replacing stale air with fresh air.
  使用热回收通风设备，通过用新鲜空气取代陈旧空气，减少湿度、污染物和异味。
• Using zoned heating/cooling systems and improving the ductwork distribution.
  使用分区供暖/制冷系统，改善管道分布。
• Using programmable thermostats to set different temperatures at different times.
  使用可编程恒温器在不同时间设置不同的温度。

8.3 Interior Walls  8.3 内墙

Load Bearing and Non-Load Bearing
承重和非承重

• Load-bearing interior walls provide structural support to the house.
  承重内墙为房屋提供结构支撑。
• They must not be removed or cut without consulting a structural engineer.
  在未咨询结构工程师之前，不得拆除或切割。
• If any such wall is to be removed, it should be replaced with a beam or other support.
  如果要拆除任何这样的墙壁，都应该用横梁或其他支撑物来代替。
• The non-load bearing walls are used mainly for partitions inside the structure.
  非承重墙主要用于结构内部的隔墙。
• Removing these walls does not have any effect on the structural strength.
  拆除这些墙壁不会对结构强度产生任何影响。
• A drywall is prefabricated using gypsum, can be cut to any size, and can easily be fixed/repaired using nails or screws.
  干墙是用石膏预制的，可以切割成任何尺寸，而且可以用钉子或螺丝轻松固定/修复。
• A plaster wall is thicker, consists of plaster applied on top of wooden wall, and needs skilled labour.
  抹灰墙更厚，是在木墙上抹灰，需要熟练工人。

8.4 Enhancing Property Appeal
8.4 提升物业吸引力

How to Enhance Appeal
如何增强吸引力

• Curb appeal refers to the first impression a buyer would get from the exterior of the property.
  路缘吸引力指的是房产外观给买家留下的第一印象。
• Landscaped, clean, or tidy well-maintained gardens and lawns are visually more appealing.
  景观美观、干净整洁或维护良好的花园和草坪在视觉上更具吸引力。
• Paths and driveways should be well-maintained and free from damage.
  人行道和车道应维护良好，没有损坏。
• Façade refers to balanced shape or symmetry of features such as windows, roof, and garage areas.
  立面是指窗户、屋顶和车库等特征的均衡形状或对称性。
• Colour combinations of the house should be aesthetically appealing and give a fresh look.
  房屋的色彩搭配应美观大方，给人耳目一新的感觉。
• One or more exterior structures can be added to the house such as deck, patio, gazebo, fence, sheds, barbeque areas, hot hubs, swimming pool, and/or a porch.
  房屋可增加一个或多个外部结构，如露台、庭院、凉亭、栅栏、棚屋、烧烤区、热枢纽、游泳池和/或门廊。

Kitchens, Bathrooms, and Storage Modifications
厨房、浴室和储藏室改造

• Kitchen and bathroom are those two parts of the house that can immediately impress or disappoint a buyer, depending on their design, functionality, fixtures, and fittings.
  厨房和浴室是房子的两个部分，它们的设计、功能、装置和配件会立即给买家留下深刻印象，也会让买家失望。
• Modifications in kitchen and bathrooms may include energy efficient and environmentally friendly options such as water saving faucets or low-flow toilets.
  厨房和浴室的改造可包括节能和环保选项，如节水龙头或低流量马桶。
• Mudrooms, staircase storage, shelving, Lazy Susans (corner cabinet), and closet organizers can be used for extra storage.
  杂物间、楼梯储藏室、搁板、懒人沙发（转角柜）和壁橱收纳架都可用于额外储物。

8.5 Conversions, Retrofits, and Renovations
8.5 改建、翻新和改造

Building Permit  建筑许可证

• Construction, renovations, additions, alterations, or conversions in a home may require a building permit issued by the local municipality.
  房屋的建造、翻新、加建、改建或改装可能需要当地市政府颁发的建筑许可证。
• Some homeowners may assume that any renovations need a building permit, which may be a misconception as smaller jobs may not need it.
  有些房主可能会认为任何翻修工程都需要建筑许可证，这可能是一种误解，因为小型工程可能不需要建筑许可证。
• Providing false information in the permit application may result in heavy fines, and possibly remedies that may prove to be very expensive.
  在许可申请中提供虚假信息可能会被处以高额罚款，还可能导致昂贵的补救措施。
• Application: An application with detailed plans and property survey is submitted to the building development department of the local municipality.
  申请：向当地市政府的建筑开发部门提交一份附有详细计划和财产调查的申请。
• Review: The plans must comply with mechanical and structural/architectural requirements under the Ontario Building Code and zoning bylaws.
  审查：图纸必须符合《安大略省建筑法规》和分区细则中的机械和结构/建筑要求。
• Permit: Issue of permit is the legal permission to start construction. It must be posted on the site. If there are any changes, they must be reviewed and approved.
  许可证：许可证的发放是开始施工的法律许可。许可证必须张贴在工地上。如果有任何变更，必须经过审查和批准。
• Inspections: Requests for inspections must be made 24 hours before work can proceed beyond stages set in the permit. Failure to request inspection may result in a ‘work stoppage’ order.
  检查：必须在 24 小时前提出检查请求，才能继续进行许可规定阶段以外的工作。未申请检查可能会导致 "停工令"。

Conversion of a Structure
结构改建

• Some buyers or investors may wish to buy an older property and convert it to residential use, which may face a range of challenges.
  一些买家或投资者可能希望购买一处老旧房产并将其改建为住宅用途，这可能会面临一系列挑战。
• Factors that impact such decisions include choosing the right property, obtaining approval for rezoning, heritage designation of the old building, buying in conservation areas, and budget considerations.
  影响这些决定的因素包括选择合适的房产、获得重新规划的批准、旧建筑的遗产认定、在保护区内购买以及预算考虑。
• Fire Code as well as the Electrical Safety Authority (ESA) regulations must be met during the conversion process.
  在改装过程中，必须遵守消防法规和电气安全管理局（ESA）的规定。
• Often times, converting a building may prove to be more expensive than originally estimated.
  通常情况下，改建建筑物的费用可能会比最初估计的要高。
• However, repurposing and reusing can reduce the expenses incurred in conversion.
  不过，重新利用和再利用可以减少转换过程中产生的费用。

Accessory Apartments  附属公寓

• A second self-contained unit within a house makes it a two-unit residential structure and the owner must follow certain legal requirements.
  房屋内的第二个独立单元使其成为双单元住宅结构，业主必须遵守某些法律规定。
• The retrofit provisions of the Ontario Fire Code address various requirements including safety of the occupants, fire separation, escape (egress or exit) from each unit, fire alarms, fire suppression, and electrical safety.
  《安大略省消防法规》的改造规定涉及各种要求，包括居住者的安全、防火分隔、每个单元的逃生（出口或出口）、火警、灭火和电气安全。
• Approval of such additions require two separate inspections - (i) an electrical inspection, and (ii) an inspection by the fire department.
  批准此类加建工程需要进行两次单独的检查--(i) 电气检查，(ii) 消防部门检查。
• Salespersons must exercise caution when dealing with properties with two dwelling units and ensure that appropriate disclosures are made to the buyers.
  销售人员在处理有两个居住单元的房产时必须谨慎，并确保向购房者做出适当的披露。

Insurance  保险

• Some insurers may refuse to provide coverage, or the premiums and deductibles may be high, in case they feel the risk is high in providing insurance.
  有些保险公司可能会拒绝提供保险，或者保费和免赔额很高，以防他们认为提供保险的风险很高。
• Age of the structure is important, and the insurer may need details of roofing, heating, plumbing, and electrical systems.
  结构的年龄很重要，保险公司可能需要了解屋顶、供暖、管道和电气系统的详细情况。
• Insurers may also need proof of compliance with Ontario Building Code, Fire Code, and Electrical Safety Code.
  保险公司可能还需要提供符合《安大略省建筑法规》、《消防法规》和《电气安全法规》的证明。
• The most important consideration is that mortgage lenders will not provide financing for purchase if the buyer is unable to obtain insurance.
  最重要的考虑因素是，如果买方无法获得保险，抵押贷款机构将不会提供购房融资。

8.6 Trends and Innovations
8.6 趋势与创新

Residential Construction
住宅建筑

• Improvements in residential construction materials enhance durability, energy efficiency, and cost effectiveness.
  住宅建筑材料的改进提高了耐用性、能源效率和成本效益。
• Insulated Concrete Forms (ICF) provides permanent interlocking interior/exterior form into which the concrete is poured and can extend beyond basements to replace all exterior walls.
  隔热混凝土模板 (ICF) 提供永久性的内/外墙交错模板，并将混凝土浇筑其中，可延伸至地下室以外，取代所有外墙。
• Exterior Insulation and Finishing Systems (EIFS) provide an attractive exterior surface, which can minimize heat and cool air loss due to thermal bridges created by studs and other components of the wall.
  外墙外保温和饰面系统（EIFS）提供了一个美观的外表面，可以最大限度地减少由于墙骨和其他墙体构件产生的热桥而造成的热量和冷空气损失。
• Compressed Wood Fibre with weather resistant adhesives may be used for baseboards, crown mouldings, and cabinetry instead of expensive solid wood.
  使用耐候性粘合剂的压缩木纤维可用于底板、冠模和橱柜，以取代昂贵的实木。

Factory Built Homes  工厂建造房屋

• Factory-built homes are built or prefabricated in a factory and delivered to the final location for installation or assembly.
  工厂建造住宅在工厂建造或预制，然后运到最终地点进行安装或组装。
• Manufactured Homes are completely built in a factory, transported on large truck beds to the site, and placed on concrete piers or cement pylons. They are less expensive than modular homes.
  活动房屋完全是在工厂里建造的，用大型卡车运到现场，然后放置在混凝土桥墩或水泥塔架上。它们比组合式住宅便宜。
• Modular Homes are built in sections in a factory, delivered to the site, and assembled there. They have pre-built truss floors that go on a basement or foundation.
  模块化住宅在工厂分段建造，然后运到现场组装。它们有预制的桁架地板，可以放在地下室或地基上。

Flex Housing  弹性外壳

• Flex Housing, promoted by the Canada Mortgage and Housing Corporation (CMHC), offers home options that meet the needs of young singles as well as aging parents.
  由加拿大按揭与住房公司（CMHC）推广的 "灵活住房"（Flex Housing）提供的住房选择既能满足单身青年的需求，也能满足年迈父母的需求。
• It is a compilation of individual features such as access needs for people with disabilities that can be installed easily and cost-effectively during initial construction.
  它汇集了各种个性化功能，如残疾人通道需求，可在最初施工时轻松安装，且具有成本效益。
• Flex housing offers adaptability, convertibility, and cost-effectiveness in the sense that they do not become functionally obsolete and do not need frequent upgrades.
  活动房屋具有适应性、可转换性和成本效益，因为它们在功能上不会过时，也不需要经常升级。

Universal Appeal and Accessibility
普遍吸引力和无障碍环境

• Universal construction designs include barrier-free access and make homes accessible for everyone, regardless of their age or abilities as they provide better access, safety and convenience.
  通用建筑设计包括无障碍通道，使每个人，无论其年龄或能力如何，都能无障碍地进入住宅，因为它们提供了更好的通道、安全性和便利性。
• These designs offer wider door widths, level door handles, lower light switches, no-step entries, elevators, large and accessible bathrooms, adjustable hanging arrangements, and wider hallways.
  这些设计提供更宽的门宽、水平门把手、更低的电灯开关、无台阶入口、电梯、大型无障碍卫生间、可调节的悬挂布置以及更宽的走廊。
• Several private and government programs provide various types of funding to homeowners to convert their homes to universal designs.
  一些私人和政府计划为房主提供各种类型的资金，帮助他们将房屋改建为通用设计。

Volatile Organic Compounds (VOCs)
挥发性有机化合物 (VOC)

• Building materials usually contain paint, adhesives, resins, caulking, fillers and finishes.
  建筑材料通常包含油漆、粘合剂、树脂、填缝剂、填料和饰面。
• They produce gas emissions inside the structure.
  它们会在建筑物内产生气体排放。
• These compounds can be toxic and cause harmful health effects to occupants who are hypersensitive to chemicals and gases.
  这些化合物可能有毒，会对对化学品和气体过敏的居住者的健康造成有害影响。
• Selection of low-VOC materials and proper air filtration/ventilation systems reduce problems.
  选择低挥发性有机化合物（VOC）材料和适当的空气过滤/通风系统可以减少问题的发生。

Sick Building Syndrome (SBS)
病态建筑综合症（SBS）

• SBS involves circumstances under which building occupants experience health related problems due to the time spent inside a structure.
  SBS 涉及建筑物使用者因在建筑物内逗留时间过长而出现健康相关问题的情况。
• SBS conditions can cause dizziness, nausea, and lack of concentration, allergy, throat irritation, headaches and asthma.
  SBS 病症可导致头晕、恶心、注意力不集中、过敏、喉咙不适、头痛和哮喘。
• The main reasons for SBS are inadequate building ventilation, lack of proper air filtration, inappropriate measures to control moisture that causes mould, etc.
  造成 SBS 的主要原因是楼宇通风不足、缺乏适当的空气过滤、防潮措施不当导致发霉等。

9. MARKETING A RESIDENTIAL PROPERTY
9.住宅物业的营销

9.1 Meeting with the Sellers
9.1 与卖方会面

Research Property Information
研究物业信息

• Review Documents: All information provided by the seller should be reviewed from source documents, which include ownership from title/deed, property tax from tax bill, lot size from GeowareHouse $\circledR$$\circledR$®®, total square footage, surveys, permits, contracts for rental equipment, etc.
  审查文件：卖方提供的所有信息都应根据原始文件进行审查，其中包括产权/契约中的所有权、税单中的房产税、GeowareHouse $\circledR$$\circledR$®® 中的地块面积、总面积、调查、许可证、租赁设备合同等。
• Previous Listings and Sales: Listing history will provide information on previous listing and sale prices as well as disclosures made by the previous owners.
  以前的挂牌和销售情况：挂牌历史将提供以前的挂牌和销售价格信息，以及前业主披露的信息。
• Past Misuse/Stigma: Information from local police department and internet search may reveal any stigma or past misuse of the property for illegal purposes.
  过去的滥用/污名：来自当地警察局和互联网搜索的信息可能会揭示财产过去被滥用于非法目的的污名或情况。
• External Factors: Anything surrounding the property may have a negative or positive impact on the property value.
  外部因素：房产周围的任何因素都可能对房产价值产生负面或正面影响。
• The neighbourhood may be improving or may be in declining stage.
  邻里关系可能正在改善，也可能处于衰退阶段。
• Noise, pollution, local traffic, and/or flooding, etc. in the area may also impact value.
  该地区的噪音、污染、当地交通和/或洪水等也可能影响价值。
• Neighbourhood: Information on the neighbourhood can be obtained from GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}, or from a mapping service such as Google Maps®.
  周边环境：可从 GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 或 Google Maps® 等地图服务中获取周边环境信息。

Listing Presentation  上市演示

• Benefits of Pre-Listing Presentation: It demonstrates to the seller that the salesperson has the knowledge, expertise, and confidence to sell their property.
  上市前介绍的好处：向卖方展示销售人员的知识、专业技能以及销售房产的信心。
• The salesperson must ask the sellers if they are already working with another brokerage.
  销售人员必须询问卖家是否已与另一家经纪公司合作。
• Benefits of Working with a Brokerage: The salesperson can explain that he/she has the required education, knowledge, skills, and experience to market the property.
  与经纪公司合作的好处：销售人员可以说明他/她拥有推销房产所需的教育、知识、技能和经验。
• As a member of regulated and organized profession, the salesperson will comply with regulatory obligations and have the required insurance to protect against any loss.
  作为受监管和有组织的行业成员，销售人员将遵守监管义务，并购买必要的保险，以防止任何损失。
• Determine Sellers’ Needs: The salesperson must listen carefully to the seller to determine their needs such as what they are expecting and how soon they want to sell.
  确定卖方需求：销售人员必须认真倾听卖家的心声，确定他们的需求，比如他们的期望是什么，他们希望多长时间卖出。
• Knowledge of competitive prices will help the salesperson list the property at a reasonable price.
  对竞争性价格的了解将有助于销售人员以合理的价格出售房产。
• Service Alternatives: Explain the difference of obligations and services between a ‘client’ and a ‘customer’.
  服务选择：解释 "客户 "和 "顾客 "在义务和服务方面的区别。
• Inform the sellers that signing a Listing Agreement makes them a client of the brokerage.
  告知卖家，签署《挂牌协议》后，他们就成为了经纪公司的客户。
• Completing the Listing Agreement: The document package contains the Listing Agreement and the Data Sheet, which must be completed accurately.
  填写上市协议：文件包中包含上市协议和数据表，必须准确填写。
• The salesperson must confirm all information from the source documents.
  销售人员必须确认原始文件中的所有信息。
• Information that must be reviewed includes current property tax from tax bill, lot size from GeowareHouse $\circledR$$\circledR$®®, surveys, permits, contracts for rental equipment, etc.
  必须审查的信息包括税单中的当前房产税、GeowareHouse $\circledR$$\circledR$®® 中的地块面积、调查、许可证、租赁设备合同等。
• Ask the sellers for their photo identification to complete the FINTRAC forms.
  请卖方提供带有照片的身份证明，以便填写 FINTRAC 表格。

9.2 Visual Inspection  9.2 外观检查

Types of Defects  缺陷类型

• Patent Defect: A patent defect is that which is readily visible upon reasonable inspection.
  专利缺陷：专利缺陷是指经合理检查即可看到的缺陷。
• Examples include missing railing, cracks in foundation wall, evidence of mould, etc.
  例如栏杆缺失、地基墙裂缝、发霉迹象等。
• A disclosure is not required for patent defects.
  专利缺陷无需披露。
• Latent Defect: A latent defect is that which is not readily visible to an untrained eye upon reasonable inspection.
  潜在缺陷：隐性缺陷是指未经训练的肉眼在合理检查后不易察觉的缺陷。
• This includes hidden flaws, weaknesses, or imperfections, and advice from a thirdparty professional may be required.
  这包括隐藏的缺陷、弱点或瑕疵，可能需要第三方专业人士的建议。
• Examples include hidden water damage, encroachment, vermiculite insulation, minor flooding in the basement, etc.
  例如隐蔽的水渍、侵占、蛭石隔热层、地下室轻微水浸等。
• Material Latent Defect: Material latent defects pose serious risk, which can render the property unsafe for habitation.
  重大隐患：材料潜在缺陷构成严重风险，可能导致房产无法安全居住。
• Examples include things that make the property dangerous for living (such as high levels of radon gas), unfit for habitation due to mould, or a previous grow operation that involves municipal authorities.
  例如，使房产对居住有危险（如氡气含量过高）、因发霉而不适合居住，或以前的种植经营涉及市政当局。
• They are judged material to the enjoyment of the property and the seller must disclose all such known material latent defects.
  这些缺陷被判定为对享受房产具有重要影响，卖方必须披露所有此类已知的重要潜在缺陷。

Disclosures  披露

• The seller has an obligation to disclose known latent defects to potential buyers as nondisclosure may render a contract invalid.
  卖方有义务向潜在买方披露已知的潜在缺陷，因为不披露可能导致合同无效。
• Salespersons should protect the buyer, the seller, and the brokerage from legal issues with appropriate disclosures.
  销售人员应通过适当的披露保护买方、卖方和经纪公司免受法律问题的困扰。
• They should ask questions about the property, use a Seller Property Information Statement (SPIS), and ensure that the seller understands the importance of making accurate statements.
  他们应询问有关房产的问题，使用卖方房产信息声明 (SPIS)，并确保卖方了解做出准确声明的重要性。
• A known latent defect should be disclosed as soon as possible; in the listing as well as in the Agreement of Purchase and Sale by inserting appropriate clauses.
  应尽快披露已知的潜在缺陷；在房源信息和买卖合同中加入适当的条款。

Visual Inspection  目视检查

• Interior inspection includes attic area, basement, staircases, foundation, heating, ventilation, and air conditioning, plumbing, electrical wiring, walls, and the ceiling.
  室内检查包括阁楼、地下室、楼梯、地基、暖气、通风和空调、管道、电线、墙壁和天花板。
• Exterior inspection includes walls, porches, doors, windows, front and back yards, roof, and secondary structures.
  外部检查包括墙壁、门廊、门、窗、前院和后院、屋顶和二级结构。
• Any areas of the property that cannot be accessed for inspection should be documented.
  任何无法进入检查的区域都应记录在案。
• For example, an air conditioner cannot be inspected in winter or the condition of the roof is not visible due to snow.
  例如，冬天无法检查空调，或者由于积雪无法看到屋顶的状况。
• If any areas are not visually inspected, this should be disclosed to the buyer by inserting a clause in the agreement.
  如果有任何地方未经目测，应在协议中加入条款向买方披露。
• Since salespersons are not experts in home inspection, repairs, or construction, they have an obligation to recommend the seller to hire a third-party professional if a more thorough inspection is required before listing.
  由于销售人员不是房屋检查、维修或建筑方面的专家，因此，如果需要在上市前进行更彻底的检查，他们有义务建议卖方聘请第三方专业人员。

Asking Questions  提问

• The seller should be asked questions before conducting visual inspection of the property so that the listing is accurate and there is no misrepresentation.
  在对房产进行目视检查之前，应向卖方提出问题，以确保房源信息准确无误，不存在虚假陈述。
• Sellers responses should be compared to the personal visual inspection.
  卖方的答复应与个人目测进行比较。
• General Questions: These include length of ownership, persons on the title of the property, and if there is any spousal interest.
  一般问题：这些问题包括所有权年限、财产所有权上的人员以及是否有配偶权益。
• Age of the house, availability of a survey, rights-of-way, easements, and/or encroachments.
  房龄、是否有勘测结果、通行权、地役权和/或侵占权。
• Source of water (municipal or private well), septic system, and whether permits and/or inspection reports are available.
  水源（市政或私人水井）、化粪池系统，以及是否有许可证和/或检查报告。
• Any issues regarding zoning compliance, notices, claims, work orders, or deficiency notices from the municipality.
  任何与分区合规、通知、索赔、工单或市政府缺陷通知有关的问题。
• Environmental Questions: These are related to soil contamination, type of fuel tank, flood plain location, any existing waste dumps in the surrounding area, soil erosion, or if the property was previously used for an illegal purpose.
  环境问题：这些问题涉及土壤污染、油箱类型、洪泛平原位置、周边地区是否存在垃圾堆放场、土壤侵蚀或该房产之前是否被非法使用。
• Structural Questions: These questions are related to additions or alterations to the property and associated building permits, problems with heating, ventilation, and air conditioning, plumbing, moisture, and roof leakage.
  结构问题：这些问题涉及房产的加建或改建以及相关的建筑许可，暖气、通风和空调、管道、潮湿和屋顶渗漏等问题。

9.3 Gathering Information
9.3 收集信息

Verification of Property Information
核实财产信息

• Lot size can be verified from survey, tax bills, or assessment notices. The frontage, depth, and any irregularity must be noted.
  地块大小可通过测量、税单或评估通知进行核实。必须注明正面、纵深和任何不规则之处。
• The total living area may be verified from GeowareHouse®, builder’s plans, or may be measured manually as per guidelines from the local board.
  总居住面积可根据 GeowareHouse®、建筑商的图纸进行核实，也可根据当地委员会的指导原则进行人工测量。
• Individual rooms may be measured manually, or the measurements may be obtained from builder’s plans in case of a new house.
  单个房间可以手工测量，如果是新房，则可以根据建筑商的图纸进行测量。

Verification of Physical Aspects
物理方面的验证

• Heating, Ventilation, and Air Conditioning (HVAC): The information that needs to be verified includes age, condition, and whether the equipment is owned or rented.
  供暖、通风和空调 (HVAC)：需要核实的信息包括设备的使用年限、状况以及是自有设备还是租赁设备。
• Determine the source of fuel for heating such as gas, oil, electric, wood, or propane.
  确定取暖燃料的来源，如燃气、燃油、电、木材或丙烷。
• Well and Septic System: Ask the seller about building permits and the last time these systems were inspected.
  水井和化粪池系统：向卖方询问建筑许可证以及这些系统最后一次接受检查的时间。
• When was the last water sample testing done and the last time the septic system was pumped?
  最近一次水样检测和化粪池系统抽水是什么时候？
• Electrical Wiring: Determine the type of electrical wiring (60 amps, 100 amps , or 200 amps ), copper or aluminum, and whether there are fuses or circuit breakers.
  电气线路：确定电线类型（60 安培、100 安培或 200 安培）、铜线还是铝线，以及是否有保险丝或断路器。
• Plumbing: Determine the type of plumbing for supply lines, which may be copper, PVC or PEX (Kitec).
  冷热水管道：确定供水管道的类型，可能是铜管、PVC 管或 PEX 管（Kitec）。
• Rental Equipment: Obtain the details of any rental equipment (e.g. water heater or propane tank) from the seller.
  租赁设备：向卖方了解任何租赁设备（如热水器或丙烷罐）的详细信息。
• Check how the rental contract would be transferred to the buyer.
  检查如何将租赁合同转让给买方。
• Rent-to-Own: Any rent to own equipment should be identified and the seller be advised that the balance may have to be paid upon sale of the property if the buyer does not assume the contract.
  以租代购：应明确任何以租代购的设备，并告知卖方，如果买方不承担合同，可能需要在出售房产时支付余款。

Impact of Neighbourhood on Property Value
社区对物业价值的影响

• Neighbourhood features such as schools, public transportation, municipal water and sewage systems, parks, and shopping centres may have a positive impact on value.
  学校、公共交通、市政供水和污水处理系统、公园和购物中心等邻里特色可能会对价值产生积极影响。
• Features such as proximity to industrial areas, environmental hazards, sources of noise, pollution, waste disposal sites, etc. may have a negative impact on value.
  邻近工业区、环境危害、噪音源、污染源、垃圾处理场等可能会对价值产生负面影响。
• Local Economic Conditions: Municipal plans regarding new roads, highways, re-zoning, etc. may also impact the property values negatively or positively.
  当地经济状况：有关新建道路、高速公路、重新划分区域等方面的市政规划也会对房产价值产生负面或正面的影响。
• Conformity: A property maintains its value if the land use reasonably conforms to existing standards in the neighbourhood in terms of building styles.
  符合性：如果土地用途在建筑风格上合理地符合周边地区的现有标准，房产就能保值。
• Progression: An inferior house located in a neighbourhood where most other houses are superior will have a positive impact on the value.
  进步：如果一栋劣质房屋位于一个大多数其他房屋都很优越的社区，则会对其价值产生积极影响。
• Regression: A superior house located in a neighbourhood where most other houses are inferior will have a negative impact on the value.
  回归：如果一栋高级住宅位于一个大多数其他住宅都较差的社区，那么它的价值就会受到负面影响。
• External Factors: Availability or unavailability of services and amenities in the neighbourhood may have an impact on property values.
  外部因素：附近是否有服务和便利设施可能会对房产价值产生影响。

9.4 Linear Measurements and Areas Calculations
9.4 线性测量和面积计算

Guidelines from Appraisal Institute of Canada (AIC)
加拿大评估协会（AIC）的指导方针

• The Appraisal Institute of Canada (AIC) provides guidelines for measurement, which are helpful in estimating the value of the property.
  加拿大估价协会 (AIC) 提供了测量指南，有助于估算财产价值。
• The total living area is calculated using external measurements of all above grade living areas that are heated year-around.
  总居住面积是根据全年供暖的所有地面以上居住区域的外部测量值计算得出的。
• In most common styles such as one storey, one and half storey, two storey, and split levels, the exterior length is multiplied by exterior width to calculate the area.
  在单层、一层半、两层和分层等大多数常见样式中，外部长度乘以外部宽度来计算面积。
• Basement areas (even when finished and heated) and crawl spaces are excluded from measurements.
  地下室（即使已装修并加温）和爬行空间不在测量范围内。
• Areas that are finished with walls, floors and ceilings, heated year around, and are directly accessible from other living areas are included.
  包括墙壁、地板和天花板已完工、全年供暖、可从其他生活区直接进入的区域。
• A laser measuring device, digital measuring wheel, or a simple retractable tape measure may be used for all linear measurements.
  所有线性测量均可使用激光测量仪、数字测量轮或简单的伸缩卷尺。

Units of Measurement and Conversions
测量单位和换算

• Metres and feet are commonly used for linear measurements, while area is expressed in terms of square metres or square feet.
  米和英尺通常用于线性测量，而面积则用平方米或平方英尺表示。
• Acres or hectares are used for larger areas of farm, rural/recreational, vacant land and building lots.
  英亩或公顷用于较大面积的农场、农村/娱乐用地、空地和建筑用地。
• Conversions:  转换：
• Metres to Feet: Multiply metres by 3.281.
  米转英尺： 米乘以 3.281。
• Feet to Metres: Multiply feet by 0.3048 .
  英尺到米：英尺乘以 0.3048 。
• Square Meters to Square Feet: Multiply square metres by 10.76
  平方米到平方英尺：平方米乘以 10.76
• Square Feet to Square Metres: Multiply square feet by 0.0929.
  平方英尺到平方米：平方英尺乘以 0.0929。
• Acres to Hectares: Multiply acres by 0.4047
  英亩到公顷：英亩乘以 0.4047
• Hectares to Acres: Multiply hectares by 2.471
  公顷到英亩：公顷乘以 2.471

Formulas for Area  面积公式

• Rectangle or Square: Length X Width
  长方形或正方形：长 X 宽
• Right Angle Triangle: $1/2$$1/2$1//21 / 2 X Base X Perpendicular Distance
  直角三角形： $1/2$$1/2$1//21 / 2 X 底面 X 垂直距离
• Parallelogram: Length X Perpendicular Distance
  平行四边形：长 X 垂直距离
• Trapezoid: $1/2$$1/2$1//21 / 2 X (Sum of Parallel Sides) X Perpendicular Distance
  梯形： $1/2$$1/2$1//21 / 2 X（平行边之和）X垂直距离

9.5 Improvements Before Listing
9.5 上市前的改进

Basic Improvements  基本改进

• Small improvements or renovations before listing makes the property stand out from other listed properties and reduces the chances of being ignored by potential buyers.
  在挂牌前进行小规模装修或翻新，可使房产在众多挂牌房产中脱颖而出，减少被潜在买家忽略的机会。
• Certain improvements result in greater return on investment and help to sell the property quickly.
  某些改进措施会带来更大的投资回报，并有助于快速出售房产。
• Upgrading windows and doors, repainting the interior and/or exterior of the house, changing bathroom and kitchen fixtures, and finishing the unfinished areas of basement are some of the recommended improvements.
  建议采取的改进措施包括：更新门窗、重新粉刷房屋内部和/或外部、更换浴室和厨房设备、修整地下室未完工的区域。

Interior Staging Techniques
室内陈设技巧

• The interior may be made to look bright and airy by opening drapes to let in maximum light.
  可以打开窗帘，最大限度地透光，使室内看起来明亮通风。
• Areas of the house that are easily visible should be kept neat and clean.
  房屋内容易看到的地方应保持整洁干净。
• Clutter in kitchens, bathrooms and other parts of the house should be removed.
  应清除厨房、浴室和房屋其他地方的杂物。
• Any items that are broken should be repaired or replaced.
  任何破损的物品都应修复或更换。
• It is recommended that personalized items such as pictures and photos should be removed.
  建议删除图片和照片等个性化物品。

10. PROPERTY CONDITIONS AND DISCLOSURES
10.财产条件和披露

10.1 Environmental Issues and Regulatory Authorities
10.1 环境问题和监管机构

Septic Systems  化粪池系统

• The Ministry of Municipal Affairs and Housing works with local municipalities (lower tier or regional) to regulate and enforce the Ontario Building Code (OBC), which is usually reviewed every 5 years.
  市政事务和住房部与地方市政当局（下级或地区）合作，监管和执行《安大略省建筑规范》（OBC），该规范通常每 5 年审查一次。
• OBC sets out eligibility criteria for septic system inspectors and licensing of technicians.
  OBC 规定了化粪池系统检查员的资格标准和技术人员的许可。
• The Code includes specific requirements for installation, repair, maintenance, and cleaning of septic systems.
  该规范包括对化粪池系统的安装、维修、维护和清洁的具体要求。
• Salespersons should ensure that the septic system is inspected before the property is listed.
  销售人员应确保在房产上市前检查化粪池系统。
• Buyer’s salesperson may include a condition in the agreement regarding inspection of the septic system by a licensed inspector.
  买方的销售人员可在协议中加入一项由持证检查员检查化粪池系统的条件。

TSSA and Fuel Tanks
TSSA 和燃料箱

• Fuel tanks (underground or above ground) pose a risk of contamination to the environment.
  油箱（地下或地上）有污染环境的风险。
• All such tanks must be registered with Technical Standards and Safety Authority (TSSA).
  所有此类储罐都必须在技术标准与安全局（TSSA）注册。
• TSSA regulates the activities of contractors for installation, testing, maintenance, repair, removal, replacement, inspection and use of appliances, equipment, components and accessories where oil is used as fuel.
  TSSA 监管承包商在安装、测试、维护、修理、拆除、更换、检查和使用以石油为燃料的用具、设备、组件和配件方面的活动。
• Existing underground oil tanks must be upgraded with leak and spill prevention equipment or should be removed.
  现有的地下油罐必须安装防泄漏和防溢出设备，否则应予以拆除。
• Unused oil tanks must be removed by TSSA registered technician and contamination must be cleaned up. They may remain abandoned on the property only if approved by TSSA.
  未使用的油罐必须由 TSSA 注册技术人员拆除，并清理污染。只有在获得 TSSA 批准的情况下，这些油罐才能继续被遗弃在物业中。
• Disclosures: Salespersons should inspect the property during listing process and make enquiries to determine if any underground fuel tank exists.
  信息披露：销售人员应在上市过程中检查房产，并询问是否存在地下油箱。
• They should verify the information with TSSA since its existence is a material fact as well as a latent defect.
  他们应向 TSSA 核实这些信息，因为这些信息的存在既是重要事实，也是潜在缺陷。
• Existence of an underground fuel tank must be disclosed to the buyer by inserting appropriate clauses in the Agreement of Purchase and Sale.
  必须在买卖合同中加入适当条款，向买方披露地下油箱的存在。
• If a seller sells a property and does not disclose an unused underground oil tank, a legal action can be taken by buyers.
  如果卖方在出售房产时没有披露未使用的地下油罐，买方可以采取法律行动。

Ministry of Environment, Conservation and Parks
环境、保护和公园部

• The provincial Ministry of Environment, Conservation and Parks handles the Environmental Protection Act (EPA) to ensure clean and unpolluted safe air, land, and water.
  省环境、保护和公园部负责执行《环境保护法》（EPA），以确保空气、土地和水的清洁和无污染。
• The ministry is authorized to investigate matters concerning pollution, waste management, waste disposal, and litter management in order to protect and conserve the natural environment.
  该部有权调查与污染、废物管理、废物处置和垃圾管理有关的事项，以保护和养护自然环境。
• It grants approvals to businesses to emit a certain amount of pollution in order to restrict the impact on air quality.
  它批准企业排放一定量的污染，以限制对空气质量的影响。
• Licenses and Approvals: The ministry reserves the authority for the following -
  许可证和批准：该部保留以下权限：
• Permits for private water wells.
  私人水井许可证。
• Approvals for herbicide use by cottage owners to control aquatic plants.
  批准别墅业主使用除草剂控制水生植物。
• Remediation of contaminated lands.
  受污染土地的修复。
• Land development and associated sewage works.
  土地开发和相关污水处理工程。
• Haulage of septic waste from medical facilities.
  医疗设施粪便的运输。
• Registrants must be aware of environmental issues concerning a property and direct their clients to appropriate third-party advice.
  注册人必须了解与房产有关的环境问题，并指导客户寻求适当的第三方建议。

Ministry of Natural Resources and Forestry
自然资源和林业部

• The ministry is responsible for protecting and managing the province’s diverse natural resources and improving quality of life.
  该部负责保护和管理本省多样的自然资源，提高生活质量。
• It manages Ontario’s fish and wildlife resources, forests, manages Crown lands, oil, gas, salt, and aggregate resources.
  它负责管理安大略省的鱼类和野生动物资源、森林、皇家土地、石油、天然气、盐和砂石资源。
• It protects fish habitat, including discharge of pollutants into watercourses, on behalf of the federal government under the Fisheries Act.
  它根据《渔业法》代表联邦政府保护鱼类栖息地，包括向水道排放污染物。
• The Ministry issues permits for work on shorelands adjacent to navigable waters.
  该部为在通航水域附近的海岸地施工颁发许可证。
• Wetlands: The ministry protects and conserves wetland areas.
  湿地：该部负责保护和养护湿地。
• Wetlands are areas covered either seasonally or permanently by shallow water or where the water table is at or near the surface.
  湿地是季节性或永久性被浅水覆盖或地下水位位于或接近地表的区域。
• These are categorized as swamps, bogs, fens, marshes, and open water less than 2 metres in depth.
  这些水域分为沼泽、沼泽、沼泽地、沼泽和水深小于 2 米的开阔水域。

Current and Previous Uses of Property
财产的当前和以往用途

• Salespersons must investigate current and previous uses of the subject property which may potentially create detrimental conditions, and as such, may become material latent defects.
  销售人员必须调查标的物业当前和以前的用途，这些用途可能会造成不利条件，因此可能成为重大的潜在缺陷。
• Hoarding of useless or discarded items (no value) on the property, which may lead to buildup of grease, dust, dampness, mould, or even infestation with mice, termites, bats, etc.
  在物业内囤积无用或废弃物品（无价值），可能导致油脂、灰尘、潮湿、发霉，甚至滋生老鼠、白蚁、蝙蝠等。
• Illegal narcotics lab (other than cannabis or marijuana) of synthetic or other drugs.
  合成毒品或其他毒品的非法毒品实验室（大麻或大麻除外）。
• Use of garage as an auto repair shop, which stores and uses lubricants, solvents, and engine oil.
  将车库用作汽车修理厂，储存和使用润滑油、溶剂和机油。
• Renovation of the property without appropriate permits, which may not be in compliance with Ontario Building Code or the Ontario Fire Code.
  在未获得适当许可的情况下翻修房产，这可能不符合《安大略省建筑法规》或《安大略省消防法规》。
• Salespersons should advise the sellers to consult an appropriate third-party professional to identify and correct the detrimental condition of the property.
  销售人员应建议卖方咨询适当的第三方专业人士，以确定并纠正房产的不利条件。

Potentially Detrimental Conditions
潜在的不利条件

• Salespersons should conduct a personal visual inspection of the property during the listing process that may reveal some of the potentially detrimental conditions.
  在挂牌过程中，销售人员应亲自对房产进行目视检查，这样可能会发现一些潜在的不利条件。
• Deferred Maintenance: Lack of routine maintenance results in conditions such as rotten walkways, broken wooden structures, leaky roofs, insufficient insulation, growth of mould, etc.
  推迟维护：缺乏日常维护会导致人行道腐烂、木结构破损、屋顶漏水、隔热材料不足、霉菌滋生等问题。
• Aluminum Wiring: Homes built during 1950s and 1960s may have aluminum wiring.
  铝制电线：20 世纪 50 和 60 年代建造的房屋可能使用铝制电线。
• OBC permits use of aluminum wiring if appropriate aluminum or copper wire connectors are used.
  如果使用适当的铝线或铜线连接器，OBC 允许使用铝线。
• The ‘Aluminum’ or ‘Alum’ mark on the casing identifies such wiring.
  外壳上的 "Aluminum "或 "Alum "标记用于识别此类线路。
• In this case, the seller may be advised to consult a licensed electrician.
  在这种情况下，建议卖方咨询有执照的电工。
• Poor Insulation: Typical wall insulation is made up of batt insulation, a vapour barrier, and interior finishing with drywall or other panels.
  隔热性能差：典型的墙体隔热材料由隔热条、防潮层和干墙或其他板材组成。
• Insulation is rated based on $R$$R$RR-Value, and higher R-Value means good insulation.
  隔热性能是根据 $R$$R$RR -Value 评定的，R-Value 越高，隔热性能就越好。
• Signs of poor insulation include higher energy bills, fluctuating room temperatures, and chilly drafts.
  隔热性能差的表现包括能源费用增加、室内温度波动和寒风刺骨。
• Salespersons should ask the sellers if they have cold floors and walls in winter or if there is any growth of mould.
  销售人员应询问卖方冬季地板和墙壁是否冰冷，或是否有霉菌滋生。
• Galvanized Piping/Plumbing: Used until 1950s, these pipes may have begun to rust or corrode from inside and outside.
  镀锌管/管道：这些管道一直使用到 20 世纪 50 年代，可能已经开始从内部和外部生锈或腐蚀。
• This results in reduction of water pressure, restricted water flow, increased risk of leaks or ruptures, and potential for flooding.
  这将导致水压降低、水流受限、漏水或破裂的风险增加，并可能造成洪水泛滥。
• Galvanized pipes that run from municipal service pipes to property taps have been banned on Ontario.
  在安大略省，从市政服务管道到物业水龙头的镀锌管已被禁止使用。

Knob and Tube Wiring
旋钮和管接线

• Homes built in the early 1900s up to late 1940s had Knob and Tube type of wiring.
  20 世纪初至 40 年代末建造的房屋使用的是旋钮和管式布线。
• It is identified by ceramic or porcelain pipes through which the wires were run.
  电线穿过陶瓷管或瓷管即可识别。
• Knob and Tube wiring is considered a fire risk due to lack of grounding.
  由于缺乏接地，旋钮和管式布线被认为有火灾危险。
• This is a material fact and sellers are required to disclose it to potential buyers.
  这是一个重要事实，卖家必须向潜在买家披露。
• Insurance companies may either refuse to provide coverage or provide conditional 2 or 3months’ coverage, and the buyer may have to spend money to upgrade the wiring to copper.
  保险公司可能会拒绝提供保险，或提供 2 个月或 3 个月的有条件保险，买方可能不得不花钱将线路升级为铜线。
• Salespersons should ask the seller or inspect the unfinished areas of basement where Knob and Tube wiring may be visible.
  销售人员应询问卖方或检查地下室未完工的区域，因为这些区域可能会看到旋钮和管道布线。
• Buyers should be advised to conduct a thorough home and electrical inspection before submitting an offer.
  建议购房者在提交报价之前，对房屋和电气设施进行全面检查。

10.2 Detrimental Conditions Related to Environment
10.2 与环境有关的不利条件

Mould  模具

• Mould is the growth of minute fungi associated with decaying vegetable or animal matter.
  霉菌是与腐烂的植物或动物物质相关的微小真菌的生长。
• Lack of ventilation (air-tight building) and modern building materials are also a reason for growth of mould.
  缺乏通风（密闭建筑）和现代建筑材料也是霉菌滋生的原因之一。
• Mould requires moisture and water to grow and can generally be found in damp areas of a building.
  霉菌的生长需要水分和湿气，一般会在建筑物的潮湿区域出现。
• Kitchen cupboards, storage space and basement recreation rooms are susceptible to mould. Interior building materials may hide dampness problems in these areas.
  厨房橱柜、储藏空间和地下室娱乐室很容易发霉。室内建筑材料可能会掩盖这些地方的潮湿问题。
• Furnace and air conditioners recirculate internal air and further complicate the problem.
  炉子和空调会使内部空气再循环，从而使问题更加复杂。
• Stachybotrys Atra is a dangerous type of mould that produces mycotoxins.
  阿特拉水霉菌是一种危险的霉菌，会产生霉菌毒素。
• Long term exposure to mould causes severe breathing difficulties, dizziness, memory loss, headaches, and bleeding in lungs.
  长期接触霉菌会导致严重的呼吸困难、头晕、记忆力减退、头痛和肺出血。

Lead-Based Products  含铅产品

• Lead is a bluish-grey metal found in various products, e.g. grooved bars in stained glass windows.
  铅是一种蓝灰色金属，存在于各种产品中，如彩色玻璃窗中的凹槽条。
• Main sources of lead in older buildings are lead paint found in older properties, lead pipes, or soldered pipes coated with minerals.
  老式建筑中铅的主要来源是老式房产中的含铅涂料、含铅管道或涂有矿物质的焊接管道。
• Dust and soil in properties adjacent to battery recycling and printing industries may also be a source of lead.
  电池回收和印刷业附近的灰尘和土壤也可能是铅的来源。

Asbestos  石棉

• Asbestos is found in a variety of products including roofing materials, wall and pipe coverings, floor tiles, appliances, ceilings, patching compounds, textured paints, and door gaskets of stoves, furnaces and ovens.
  石棉存在于各种产品中，包括屋顶材料、墙面和管道覆盖物、地砖、电器、天花板、修补化合物、纹理涂料以及炉灶、火炉和烤箱的门垫圈。
• Asbestos has been declared a health hazard as it becomes a health risk when it becomes airborne.
  石棉已被宣布为危害健康的物质，因为它一旦通过空气传播就会对健康造成危害。
• Asbestos is both a patent defect (visible) and a latent defect (not visible), and as such, it is a material fact that must be disclosed.
  石棉既是一种显性缺陷（可见），也是一种潜在缺陷（不可见），因此是必须披露的重要事实。
• Friable Asbestos is considered dangerous as it can easily crumble, pulverize or reduce to powder by hand pressure during renovations or repairs.
  易碎石棉被认为是危险的，因为在翻新或维修过程中，用手按压它很容易破碎、粉碎或变成粉末。
• Asbestos may be found in -
  石棉可能存在于
• Insulating materials in homes built between 1920s and mid-1960s.
  20 世纪 20 年代至 60 年代中期所建房屋的隔热材料。
• Insulated water pipes that are deteriorating, old stoves, ovens, and furnace gaskets.
  老化的隔热水管、老式炉灶、烤箱和火炉垫圈。
• Pipes wrapped in a foill-like or canvas-type material.
  用类似泡沫塑料或帆布的材料包裹的管道。
• Attic ceiling or wall materials that are crumbling due to water damage.
  阁楼天花板或墙壁材料因水渍而破损。

Urea Formaldehyde Foam Insulation (UFFI)
脲醛泡沫隔热材料（UFFI）

• Urea Formaldehyde Foam Insulation (UFFI) is a low-density foam made from plastic resins, a foaming agent and compressed air.
  脲醛泡沫隔热材料（UFFI）是一种由塑料树脂、发泡剂和压缩空气制成的低密度泡沫。
• The formaldehyde gas can irritate eyes, nose, and throat and can increase problems for asthma and allergy sufferers.
  甲醛气体会刺激眼睛、鼻子和喉咙，并增加哮喘和过敏患者的问题。
• UFFI was used as insulation material in buildings built between 1975 and 1979 but was later banned in 1980.
  1975 年至 1979 年期间建造的建筑物曾使用过 UFFI 作为隔热材料，但后来在 1980 年被禁止使用。
• Generally, it is not scientifically or medically decided whether it is actually a health hazard or not.
  一般来说，科学或医学上都无法确定它是否真的会危害健康。
• Presence of UFFI in a property is a material fact and must be disclosed by inserting an appropriate clause in the Agreement of Purchase and Sale.
  物业中是否存在 UFFI 是一项重要事实，必须通过在买卖合同中加入适当条款予以披露。

Radon  氡

• Radon is invisible, odourless and tasteless gas produced by natural decay of uranium in earth’s crest.
  氡是一种看不见、无嗅、无味的气体，由铀在地壳中自然衰变产生。
• The gas itself is not dangerous but becomes hazardous when it breaks down into progeny that cling to dust and soil particles inside the structure.
  这种气体本身并不危险，但当它分解成附着在建筑物内部灰尘和土壤颗粒上的原生气体时，就会变得危险。
• These radioactive particles attach themselves to lung tissues when Radon is inhaled.
  吸入氡后，这些放射性微粒会附着在肺组织上。
• Homeowners can buy a Radon test kit, or they can hire a radon measurement professional.
  房主可以购买氡检测试剂盒，也可以聘请专业人员进行氡测量。
• Remedial Action for Radon: Covering exposed earth in a building, ventilation of the basement, sealing cracks and openings within basement areas, and sealing service entrance points.
  氡的补救措施：覆盖建筑物中裸露的泥土、地下室通风、密封地下室区域内的裂缝和开口，以及密封服务入口点。

Salesperson Obligations for Disclosures
销售人员的披露义务

• Under the Real Estate and Business Brokers Act (REBBA), salespersons have an obligation to take reasonable steps to determine and disclose material facts about the subject property to both clients and customers.
  根据《房地产和商业经纪人法》（REBBA），销售人员有义务采取合理措施，确定并向客户和顾客披露有关标的物业的重要事实。
• These material facts include, but not limited to, potential hazards and environmental issues.
  这些重要事实包括但不限于潜在危险和环境问题。
• Best Interests: The best interests of the seller clients must be protected and promoted.
  最佳利益：必须保护和促进卖方客户的最佳利益。
• Conscientious and Competent Service: Salespersons must have reasonable knowledge, skill, judgement, and competence to provide services to clients and customers.
  认真和称职的服务：销售人员必须具备合理的知识、技能、判断力和能力，为客户和顾客提供服务。
• Material Facts: Salespersons must take reasonable steps to determine material facts about the subject property, discuss the issues with their clients, and make requisite disclosures.
  重要事实：销售人员必须采取合理措施确定标的物业的重要事实，与客户讨论相关问题，并进行必要的披露。
• This duty applies to both clients and customers.
  这项义务既适用于客户，也适用于顾客。
• Services from Others: If the salesperson is unable to provide services with reasonable knowledge, the client must be advised to obtain expert services from other third-party professionals.
  他人提供的服务：如果销售人员无法以合理的知识提供服务，则必须建议客户从其他第三方专业人员处获得专家服务。

Environmental Site Assessment
场地环境评估

• Salespersons must discuss environmental issues with the seller as these are considered material facts and must be disclosed to potential buyers.
  销售人员必须与卖方讨论环境问题，因为这些问题被视为重要事实，必须向潜在买家披露。
• The present and past uses of the property may be a cause for concern and the salesperson should recommend Environmental Site Assessment as part of due diligence.
  房产现在和过去的用途可能会引起关注，销售人员应建议进行环境场地评估，作为尽职调查的一部分。
• Phase 1: This phase involves visit to the property for visual evidence of possible contamination.
  第 1 阶段：这一阶段包括实地考察，寻找可能存在污染的直观证据。
• A review of documents, aerial photographs, title search, information from the ministry, and municipality are conducted.
  对文件、航拍照片、产权搜索、来自部委和市政当局的信息进行审查。
• It determines if reasons exist to believe that a property may have some form of contamination.
  它能确定是否有理由相信某处房产可能受到某种形式的污染。
• Phase 2: This phase involves collecting samples of soil and water (by on-site drilling), which are sent to a laboratory for analysis.
  第二阶段：这一阶段包括收集土壤和水的样本（通过现场钻探），并将样本送往实验室进行分析。
• The tests determine the extent of contamination and suggests a remediation plan.
  测试确定污染程度，并提出补救计划。
• The purpose of this phase is to have a conclusive evidence whether a property is contaminated, and if some remedial action is required.
  这一阶段的目的是为财产是否受到污染以及是否需要采取补救措施提供确凿证据。
• Phase 3: This phase involves remediation of the contaminated land, which may take from a few days to a few months.
  第 3 阶段：这一阶段涉及对受污染土地的修复，可能需要几天到几个月的时间。
• The environmental clean-up report is a confirmation for contamination removal, treatment, and current status of the site.
  环境清理报告是对污染清除、处理和场地现状的确认。
• Unsuccessful remediation may result in a Site-Specific Risk Assessment, which specifies the type of development that can be done on the site.
  如果补救不成功，则可能需要进行特定场地风险评估，该评估规定了可在该场地进行的开发类型。

10.3 Stigmatized Properties
10.3 被污名化的特性

Stigma  耻辱

• Stigma is associated with detrimental factors that negatively affect the value of the property.
  成见与对财产价值产生负面影响的不利因素有关。
• Some examples of issues that may create a stigma include murder or suicide in the property, criminal activity, grow operations, natural or unnatural death of a person, death of an infant in the crib, haunted house, etc.
  可能造成耻辱感的问题包括：物业内的谋杀或自杀、犯罪活动、种植作业、人的自然或非自然死亡、婴儿在摇篮中死亡、鬼屋等。
• Media exposure and rumours related to any stigma also impact the value.
  媒体曝光和与任何污名相关的谣言也会影响价值。
• Stigma also results in longer periods to sell the property.
  污名化还会导致出售房产的时间延长。
• Real vs. Perceived Risk: There may not be any real risk or danger due to stigma, but the perceived impact may arise when a buyer is informed that the house they just purchased is haunted.
  真实风险与感知风险：由于污名化，可能并不存在任何真实风险或危险，但当买家被告知他们刚刚购买的房子闹鬼时，可能会产生感知影响。
• Impact on Value: Stigma causes negative impact on value, but it is difficult to estimate the actual loss of value.
  对价值的影响：成见对价值造成负面影响，但很难估计实际价值损失。

Ask Questions and Make Disclosures
提出问题并披露

• Questions for the Seller: Ask the seller if anything happened on the property that would possibly be considered a stigma.
  向卖方提问：询问卖方该房产是否发生过任何可能被视为污点的事情。
• Questions for the Buyer: Ask the buyer if an event or circumstance that occurred on the property would affect their decision to buy the property.
  向买方提问：询问买方发生在该房产上的事件或情况是否会影响他们购买该房产的决定。
• Disclosure Requirements for Stigma: In Ontario, there is no legal requirement for the seller to disclose stigma.
  成见披露要求：在安大略省，法律没有要求卖方披露成见。
• However, when this issue is appropriately discussed with sellers, recommend the seller that a disclosure will protect them from possible lawsuits from the buyer after the closing.
  不过，在与卖方适当讨论这一问题时，应建议卖方披露信息将保护他们在成交后免受买方可能提起的诉讼。
• Even if the seller and the salesperson do not disclose, the buyers will come to know about stigmatized property from neighbours.
  即使卖方和销售人员不披露，买方也会从邻居那里了解到被污名化的房产。
• Stigma and Multiple Representation: The seller should be advised that any known information about stigma must be disclosed to the buyer.
  成见和多重代理：应告知卖方必须向买方披露任何已知的成见信息。
• Seller’s consent in this regard is required even if the seller objects to sharing such information.
  即使卖方反对共享此类信息，也必须征得卖方的同意。
• In case the seller does not give consent, the brokerage may give up working with the seller client.
  如果卖方不同意，经纪公司可能会放弃与卖方客户的合作。

Stigma and Potential Buyers
成见与潜在买家

• Stigma is subjective, and what is important to one buyer may not be an issue for another buyer.
  成见是主观的，对一个买家来说重要的东西对另一个买家来说可能不是问题。
• Salespersons should discuss relevant stigma issues with buyers and conduct additional research to protect a potential buyer.
  销售人员应与买方讨论相关的污名化问题，并进行更多研究，以保护潜在买方。
• A Representation and Warranty clause can be inserted in the Agreement of Purchase and Sale.
  可在买卖合同中加入陈述和保证条款。
• The ‘Doctrine of Caveat Emptor’ (let the buyer beware) applies as ultimately it is the buyer who is responsible for their purchase.
  谨慎起见"（让买方小心）原则是适用的，因为归根结底，买方要对自己的购买行为负责。

10.4 Environmental Issues and REBBA Compliance
10.4 环境问题和 REBBA 合规性

Property Conditions and Material Facts
财产状况和重要事实

• Salespersons must conduct a thorough visual inspection of the property to identify any defect or deficiency.
  销售人员必须对房产进行彻底的目视检查，以发现任何缺陷或不足。
• The seller must be asked specific questions regarding any detrimental conditions or stigmas.
  必须向卖方提出有关任何不利条件或污点的具体问题。
• Any documentation regarding these material facts must be obtained from the seller and the seller must be advised about his/her obligation to disclose them.
  必须向卖方索取有关这些重要事实的任何文件，并告知卖方其披露这些事实的义务。
• A search of the property on the internet should be conducted and previous listings should be checked.
  应在互联网上对房产进行搜索，并查看以前的房源信息。

Leading Practices to Comply with Code of Ethics
遵守《职业道德守则》的主要做法

• Accurate Description of Property: Only accurate, current, and up-to-date information of the property should be included in the Listing Agreement.
  准确描述房产：挂牌协议中只应包含准确、最新的房产信息。
• The salesperson must disclose material facts even if the seller asks the salesperson to hide certain information (such as an unused underground fuel tank).
  即使卖方要求销售人员隐瞒某些信息（如未使用的地下油箱），销售人员也必须披露重要事实。
• Fairness and Honesty: When dealing with others, such as potential buyers or salespersons from other brokerages, the presence of detrimental conditions of the property must be disclosed.
  公平和诚实：在与他人（如潜在买家或其他经纪公司的销售人员）打交道时，必须披露房产存在的不利条件。
• Consulting Third-Party Professionals: If a condition exists on the property that is beyond salesperson’s knowledge and skill, the seller should be advised to obtain services from third-party experts.
  咨询第三方专业人士：如果房产存在超出销售人员知识和技能范围的情况，应建议卖方寻求第三方专家的服务。
• The seller should be provided with a list of two or three such professionals.
  应向卖方提供两到三名此类专业人士的名单。
• Steps to Address Issues: The seller should be provided details of the steps taken by the salesperson to identify and determine any action required regarding the condition of the property and seller’s obligation to disclose known latent defects.
  解决问题的步骤：应向卖方提供详细资料，说明销售人员采取了哪些步骤，以查明和确定有关房产状况的任何必要行动，以及卖方披露已知潜在缺陷的义务。
• Accurate Advertising: Verify that all information in advertising and promotional material is accurate and up to date.
  准确的广告：核实广告和宣传材料中的所有信息都是准确的最新信息。
• Conscientious and Competent Service: Promote and protect the seller client’s best interests by discussing property conditions and provide services to seller clients and customers which are within salesperson’s scope.
  服务认真负责：与卖方客户讨论房产情况，为卖方客户和顾客提供销售人员职责范围内的服务，从而促进和保护卖方客户的最佳利益。
• Sellers must understand salesperson’s disclosure obligations.
  卖方必须了解销售人员的披露义务。
• Salespersons must include appropriate conditions in the Agreement of Purchase and Sale.
  销售人员必须在买卖合同中加入适当的条件。

Minimizing Risk Concerning Environmental Issues
最大限度地降低与环境问题有关的风险

• Environmental risk affecting properties include waste management, underground fuel tanks, mould, lead, asbestos, and radon.
  影响物业的环境风险包括废物管理、地下油罐、霉菌、铅、石棉和氡。
• Issues affecting renovated properties include flooding, standing water, compliance with regulations, hazardous substances, and previous use of the property.
  影响翻新房产的问题包括洪水、积水、是否符合规定、有害物质以及房产以前的用途。
• Salespersons must be well informed and updated on environmental matters and ensure that agreements are drafted accurately.
  销售人员必须充分了解环境问题的最新情况，并确保协议的起草准确无误。
• They should seek third-party expert advice as and when necessary.
  他们应在必要时寻求第三方专家的意见。

Discuss and Document Disclosure Requirements
讨论并记录披露要求

• Document the information provided by the seller and advise the seller to obtain services from third-party professionals.
  记录卖方提供的信息，并建议卖方从第三方专业人士处获取服务。
• Inform the seller about brokerage disclosure policies and that that these facts must be disclosed to potential buyers.
  告知卖方经纪公司的信息披露政策，以及必须向潜在买家披露这些事实。
• Ensure that the steps taken have been documented.
  确保所采取的步骤已记录在案。

You Simply Can't Go Wrong With MiniCram
使用 MiniCram 绝对不会错

11. PROPERTY VALUE AND LISTING PRICE
11.物业价值和挂牌价

11.1 Opinion on Property Value and List Price
11.1 对物业价值和挂牌价的意见

Value vs. Listing Price
价值与挂牌价

• The value of the property is different than its listing price.
  房产的价值与挂牌价不同。
• When estimating a reasonable listing price for a property, salespersons may use the Comparative Market Analysis (CMA) form.
  在估算房产的合理挂牌价时，销售人员可使用市场比较分析 (CMA) 表格。
• The market value of a property is best estimated by professional appraisers who have the required knowledge, ability, skills, and experience in the appraisal profession.
  财产的市场价值最好由具备评估专业所需的知识、能力、技能和经验的专业评估师来估算。
• REBBA prohibits registrants (Brokerages, Brokers and Salespersons) from providing value opinions to clients or customers when they do not have knowledge, skills, judgment, competence, education or experience related to valuation of real estate.
  REBBA 禁止注册人（经纪公司、经纪人和销售人员）在不具备与房地产估价相关的知识、技能、判断力、能力、教育或经验的情况下，向客户或顾客提供价值意见。
• Registrants should refer their clients and customers to obtain services from others; professional appraisers in this case.
  注册人应介绍其客户和顾客从他人（此处指专业评估师）处获得服务。
• RECO Errors and Omissions Insurance does not cover a registrant for appraisal assignments.
  RECO 错误和遗漏保险不承保注册人的评估任务。

Appraisal Institute of Canada (AIC)
加拿大评估协会（AIC）

• Appraisals done by members of AIC are respected by courts, banks, real estate corporations, trust companies and all levels of government.
  AIC 会员所做的评估受到法院、银行、房地产公司、信托公司和各级政府的尊重。
• Designations:  称号
• Canadian Residential Appraiser (CRA) designation allows members to evaluate individual, undeveloped residential sites and housing containing up to four selfcontained units (fourplex).
  加拿大住宅估价师（CRA）称号允许会员评估单独的、未开发的住宅用地和包含最多四个独立单元（四合院）的住宅。
• Accredited Appraiser Canadian Institute (AACI) designation allows members to do valuations for all types of real properties including residential, industrial, commercial, vacant land, and agricultural.
  加拿大认可估价师协会（AACI）认证允许会员对所有类型的不动产进行估价，包括住宅、工业、商业、空地和农业。

Canadian National Institute of Real Estate Appraisers (CNAREA)
加拿大国家房地产估价师协会 (CNAREA)

• CNAREA is a non-profit, independent association that certifies and regulates real property appraisers in Canada.
  CNAREA 是一个非营利性的独立协会，负责对加拿大的不动产估价师进行认证和监管。
• Designations:  称号
• Designated Appraiser Residential (DAR) can appraise residential properties consisting of up to four housing units (fourplex) and non-complex commercial properties that have a residential component.
  指定住宅估价师 (DAR) 可以估价最多由四个住房单元组成的住宅物业（四合院）和包含住宅部分的非综合商业物业。
• Designated Appraiser Commercial (DAC) can do appraisals and consultations for all types of properties.
  指定商业评估师 (DAC) 可以为所有类型的房产进行评估和咨询。

Situations that Require Professional Appraisers
需要专业评估师的情况

• Buying, selling, financing, or refinancing a property.
  房产买卖、融资或再融资。
• Making real estate investment decisions.
  做出房地产投资决策。
• Review of property tax assessments and assessing Capital Gains Tax.
  审查财产税评估和评估资本利得税。
• Claims for insurance purposes or compensation for Expropriation.
  保险索赔或征用补偿。
• Valuations for matrimonial split-ups, arbitration, or other legal matters.
  为婚姻分割、仲裁或其他法律事务进行估值。
• Business mergers, acquisitions, and dissolutions.
  企业合并、收购和解散。
• Property valuation to meet International Financing Reporting Standards (IFRS).
  根据《国际财务报告准则》（IFRS）进行财产估值。
• Completing Reserve Fund Study for a condominium corporation.
  完成一家公寓公司的储备基金研究。
• Completing mass appraisals and valuation of machinery and equipment.
  完成机器设备的大规模评估和估价。

Appraisal Reports and Benefits
评估报告和效益

• The Form Report:  表格报告：
• Form Report usually consists of 5 to 10 pages of pre-printed information but provides systematic and precise analysis of evaluation.
  表格报告通常包括 5 至 10 页预先打印的信息，但提供系统和精确的评估分析。
• It is generally used for estimating market value of single-family homes, duplexes, triplexes, and fourplexes.
  它通常用于估算独户住宅、复式住宅、三层复式住宅和四层复式住宅的市场价值。
• The purpose is normally financing, relocation, Capital Gains Tax, estate sales, and matrimonial split ups when there is out of court settlement.
  目的通常是融资、搬迁、资本利得税、房地产销售以及庭外和解时的婚姻分割。
• The Narrative Report  叙述性报告
• Narrative Report is generally lengthy, time consuming to prepare, and may be from 50 to 100 pages.
  叙述性报告一般篇幅较长，编写耗时，可能长达 50 至 100 页。
• It is typically used for evaluation of apartment buildings, office/commercial/industrial buildings, and agricultural land.
  它通常用于评估公寓楼、办公/商业/工业建筑和农业用地。
• The purpose of appraisal may be financing, transfer of ownership, capital gains tax, etc.
  评估的目的可能是融资、所有权转让、资本利得税等。
• It can also be used for single-family homes, duplexes, triplexes and fourplexes where the purpose would be for legal/court proceedings.
  它也可用于单户住宅、复式住宅、三合院和四合院，用于法律/法庭程序。
• Benefits of Appraisal:  评估的好处：
• It allows for an independent third-party advice on property value.
  它允许独立的第三方对房产价值提出建议。
• The advice is from professionals who regularly appraise real estate.
  这些建议来自经常评估房地产的专业人士。
• The property owner is able to get an unbiased opinion on the value of their property.
  业主可以对其房产的价值获得公正的意见。

Comparative Market Analysis (CMA)
市场比较分析（CMA）

• A CMA is used to establish a reasonable listing price for a property and is not meant for estimating the market value.
  CMA 用于确定房产的合理挂牌价，而不是用于估算市场价值。
• Most salespersons would prepare a CMA for the seller instead of completing the Form Report.
  大多数销售人员会为卖方准备一份 CMA，而不是填写表格报告。
• The seller is shown how his property ranks in comparison to similar properties that are- (i) now on sale, (ii) have sold in the past 12 months, and (iii) listed but expired in past 12 months.
  卖方可以看到自己的房产在同类房产中的排名，这些同类房产包括：(i) 正在出售的房产，(ii) 在过去 12 个月内已售出的房产，以及 (iii) 在过去 12 个月内已挂牌但过期的房产。
• Components of the CMA Report:
  CMA 报告的组成部分：
• Comparables for Sale Now.
  现在出售的同类产品
• Comparables Sold in the past 12 months.
  过去 12 个月内售出的同类产品。
• Comparables Expired in the past 12 months.
  可比数据在过去 12 个月内过期。
• Recommendations and Net Proceeds.
  建议和净收益。
• Recommendations for the Seller: Adjustments to comparable properties are made in the CMA form to arrive at a reasonable listing price for the seller’s property.
  对卖方的建议：在 CMA 表格中对可比房产进行调整，为卖方的房产确定合理的挂牌价。
• Current market conditions, such as a seller’s market (higher sale price) or a buyer’s market (lower sale price), must be considered when providing an opinion on the listing price.
  在提供挂牌价格意见时，必须考虑当前的市场条件，如卖方市场（较高的销售价格）或买方市场（较低的销售价格）。
• Seller’s personal motivation to sell the property and their personal circumstances must also be considered.
  卖方出售房产的个人动机及其个人情况也必须考虑在内。

Strategies for Presenting CMA
介绍 CMA 的策略

• Comparables: In each category, information on two or three comparable properties should be shared with the seller.
  可比性：在每个类别中，应与卖方共享两到三个可比房产的信息。
• Current Trends: Salespersons should be prepared to discuss major market trends occurring within the immediate neighbourhood and surrounding areas.
  当前趋势：销售人员应准备好讨论邻近地区和周边地区的主要市场趋势。
• Past Trends: Historical information concerning the average time taken for properties to sell, turnover of property in the neighbourhood, listing to sale price ratios, and other relevant indicators should be discussed with the sellers.
  以往趋势：应与卖方讨论有关房产平均出售时间、周边房产成交量、挂牌价与售价比率及其他相关指标的历史信息。
• Strengths/Weaknesses: The strengths as well as weaknesses of the subject property in comparison to the comparables should be discussed with the seller to convince them about a reasonable listing price.
  优势/劣势：应与卖方讨论标的物业与可比物业相比的优势和劣势，以说服他们制定合理的挂牌价格。
• Cautions on Overpricing: The seller should be informed that an overpriced property may remain in the market for more than average time period.
  注意定价过高：应告知卖方，定价过高的房产在市场上停留的时间可能会超过平均水平。
• Chances are that the overpriced property will remain unsold and the listing will expire.
  价格过高的房产很可能会一直卖不出去，挂牌也会过期。
• The property would appear in a wrong price category on the listing service and many potential buyers would miss to notice it.
  房产会出现在挂牌服务的错误价格类别中，许多潜在买家会忽略这一点。
• An overpriced property may remain as a ‘comparison property’ that attracts many showing but there are no offers.
  价格过高的房产可能会成为 "比较房产"，吸引很多人看房，但却没有人出价。

11.2 Factors That Impact Value
11.2 影响价值的因素

Highest and Best Use
最高和最佳用途

• Focus on the use that produces the greatest returns at the time of valuation.
  重点关注估值时收益最大的用途。
• All appraisals are based on highest and best use of property which may be the current use or a different use.
  所有评估都以财产的最高和最佳用途为基础，可能是当前用途，也可能是其他用途。
• Factors considered include permitted uses as per zoning by-laws, demand, and financial feasibility.
  考虑的因素包括分区细则允许的用途、需求和财务可行性。
• The amount of money a buyer would pay is based on the use and enjoyment (residential) and future income or profit (commercial) that the buyer would derive from the property.
  买方将支付的金额基于买方对房产的使用和享受（住宅）以及未来收入或利润（商业）。
• The current use may be the highest and best use if the improvements conform to zoning, conform to other homes in the neighbourhood, and they add value to land.
  如果改建工程符合分区规划，与周边其他住宅一致，并能增加土地价值，则当前用途可能是最高和最佳用途。
• If the current use is not the highest and best use the appraiser would look at an alternative use.
  如果目前的用途不是最高和最佳用途，估价师将研究替代用途。
• Example: Consider a residential building where the zoning by-laws permit construction of a three storey commercial complex.
  举例说明：考虑到一栋住宅楼的分区细则允许建造一栋三层的商业综合楼。
• If it is financially viable and demand exists, a commercial plaza will provide the highest and best use and, in turn, enhance the value of the property.
  如果在财务上可行且存在需求，商业广场将提供最高和最好的用途，并反过来提高房地产的价值。

Conformity  一致性

• Reasonable conformance with existing standards protects value.
  与现有标准的合理一致可以保护价值。
• Land must be used to reasonably conform to existing standards (zoning by-laws) in the neighbourhood.
  土地的使用必须合理地符合周边地区的现有标准（分区细则）。
• Example: Variety in residential structures is an example of reasonable conformity.
  举例说明：住宅结构的多样性就是合理一致性的一个例子。
• A row of identical structures is an example of too much conformity, which may also be a negative factor.
  一排完全相同的结构就是过于千篇一律的例子，这也可能是一个负面因素。

Progression  进步

• The value of a property tends to increase if other properties in the area are of larger size and higher value. The smallest house on the street may be the best buy.
  如果该地区的其他房产面积更大、价值更高，房产的价值往往会增加。街上最小的房子可能是最好的选择。
• Example: Assume that owner Larson’s house is a small 1500 square foot bungalow located in a neighbourhood where all other houses are more than 2,500 square foot.
  举例说明：假设房主拉尔森的房子是一栋面积为 1500 平方英尺的小平房，位于一个其他房屋面积都超过 2500 平方英尺的社区。
• The value of Larson’s house will tend to be higher than its normal value if it were located among similar houses.
  如果拉森的房子位于同类房屋中，其价值往往会高于正常价值。

Regression  回归

• The value of a property tends to decrease if other properties in the area are of smaller size and lower value. The largest house on the street may not be the best buy.
  如果该地区的其他房产面积较小，价值较低，那么房产的价值往往会下降。街上最大的房子未必是最好的选择。
• Example: Consider Matheson’s large 3,500 square foot house located in a neighbourhood where most properties are smaller in size; from 1,800 to 2,000 square feet.
  举例说明：马西森的大房子占地 3500 平方英尺，而附近的大多数房产面积都较小，从 1800 平方英尺到 2000 平方英尺不等。
• The value of Matheson’s house will be lower than its value if it were located among similar houses.
  如果马西森的房子位于同类房子中，那么它的价值将低于同类房子的价值。

Location and Neighbourhood
位置和周边环境

• Value is also affected by local economy, government regulations, and nearby services or amenities.
  价值还受到当地经济、政府法规以及附近服务设施或便利设施的影响。
• Example: Michael’s property is located in an area which is close to a big shopping mall. This has a positive effect on the value of Michael’s property.
  举例说明：迈克尔的房产位于一个大型购物中心附近。这对迈克尔房产的价值有积极影响。
• Jordan’s house is located in a different neighbourhood known for a high crime rate. This has a negative effect on the value of Jordan’s property.
  乔丹的房子位于另一个以犯罪率高著称的社区。这对乔丹房产的价值产生了负面影响。

11.3 Three Approaches to Estimate Value
11.3 估算价值的三种方法

The Cost Approach  成本法

• The Cost Approach is useful when either good comparable sales are not available, or the subject property is unique.
  成本法适用于没有好的可比销售，或者标的物是独一无二的。
• This method is also used when the subject property is a special purpose industrial/commercial building.
  当标的物为特殊用途的工业/商业建筑时，也采用这种方法。
• This method cannot be used for valuation of condominium units.
  这种方法不能用于公寓单位的估价。
• This method is preferred by those consumers who give more importance to costing and depreciation (loss in value due to aging, wear and tear, etc.).
  对于那些更重视成本核算和折旧（因老化、磨损等造成的价值损失）的消费者来说，这种方法更受青睐。
• It may be used for residential, commercial and special purpose buildings.
  它可用于住宅、商业和特殊用途建筑。
• Subjective vs. Objective: The Cost Approach is an interplay of both Subjective Values and Objective Values.
  主观与客观：成本法是主观价值与客观价值的相互作用。
• While Site Value is estimated using comparable sales data (subjective), the value of other improvements is calculated using their cost (objective).
  场地价值根据可比销售数据估算（主观），而其他装修的价值则根据其成本计算（客观）。
• Limitations of Cost Approach: Calculating Depreciation is a challenge and this method may not work well for very old properties or structures.
  成本法的局限性：计算折旧是一项挑战，这种方法对于非常古老的房产或建筑可能效果不佳。

Direct Comparison Approach
直接比较法

• The Direct Comparison Approach is a reliable method of valuation and is used popularly for residential properties.
  直接比较法是一种可靠的估价方法，常用于住宅物业。
• It is widely accepted by courts, lenders, insurance companies and is understood by general public.
  它已被法院、贷款人、保险公司广泛接受，并为公众所理解。
• Lack of recent comparable sales may be a problem because the older the comparable sales, the less reliable they are.
  缺乏近期可比销售可能是一个问题，因为可比销售的时间越长，其可靠性就越低。
• This method may pose problems for evaluation of Special Purpose industrial/commercial properties and certain unique properties because comparable sales data may not be available.
  这种方法可能会给特殊用途工业/商业地产和某些独特地产的评估带来问题，因为可能无法获得可比销售数据。
• Investors do not prefer this method as they look for economic performance of the property. They will rather prefer the Income Approach or Cost Approach.
  投资者不喜欢这种方法，因为他们看重的是房产的经济效益。他们更喜欢收入法或成本法。

Income Approach  收入法

• The Income Approach is used for valuation of commercial, investment, or income producing properties.
  收入法用于商业、投资或创收物业的估值。
• This approach is based on the fact that the value of an investment property is the Present Worth of Future Cash Flows.
  这种方法的依据是，投资性房地产的价值是未来现金流的现值。
• Appraisers review the Annual Operating Statement of the owner, which represents one year’s analysis of income and expenses.
  评估师审查业主的年度经营报表，该报表代表了一年的收入和支出分析。
• Reconstructed Operating Statement: The statement provided by the owner may not be reliable and hence, the appraiser may have to make certain modifications.
  重建经营报表：业主提供的报表可能并不可靠，因此，评估师可能需要进行某些修改。
• This is the revised operating statement prepared by appraiser with adjustments and modifications made according to comparable properties.
  这是评估师根据可比物业进行调整和修改后编制的修订版运营报表。

11.4 The Direct Comparison Approach
11.4 直接比较法

Qualities of Good Comparable Sales
优质可比销售的特征

• The comparable property should be in the local market area or same neighbourhood.
  可比房产应位于当地市场区域或同一社区。
• The sale date of the comparable should be as close as possible to the date of appraisal.
  可比物品的销售日期应尽可能接近评估日期。
• The comparable should be physically similar to the subject property.
  可比物应与标的物在外形上相似。
• The comparable should be an ‘arm’s length’ sale.
  可比交易应是 "正常 "交易。

Adjustments  调整

• Adjustments are performed using ‘value’ of the features, and not the ‘cost’ of adding that feature.
  调整时使用的是功能的 "价值"，而不是增加该功能的 "成本"。
• Time: Time adjustment is done to adjust the sale price of the comparable to reflect recent changes in the market conditions and to reflect its value as of the date of valuation.
  时间：时间调整是为了调整可比对象的销售价格，以反映近期市场条件的变化，并反映其在估价之日的价值。
• Location: These adjustments relate to general location of the comparable which could have a positive or negative effect.
  地点：这些调整与可比性的一般位置有关，可能产生积极或消极影响。
• Lot Size: Lot size adjustment is based on per front foot/metre with little regard to depth of the lot.
  地块面积：地块面积调整以每前英尺/米为基础，很少考虑地块的深度。
• Physical Characteristics: These adjustments relate to differences in square footage, room sizes, number of bathrooms, etc.
  物理特征：这些调整涉及面积、房间大小、浴室数量等方面的差异。
• Adjusted Sale Price: The adjusted sale price reflects the effect of time, lot size, location, and feature adjustments.
  调整后的销售价格：调整后的售价反映了时间、地块大小、位置和特征调整的影响。

Calculating Time Adjustment
计算时间调整

• Example: A comparable property was sold 3 months ago for $\mathrm{\$}350,000$$\mathrm{\$}350,000$$350,000\$ 350,000. The prices in the market have decreased by $4\mathrm{\%}$$4\mathrm{\%}$4%4 \% over the last 8 months. What is the amount of Time Adjustment and Time Adjusted Sale Price?
  举例说明：3 个月前，一处同类房产以 $\mathrm{\$}350,000$$\mathrm{\$}350,000$$350,000\$ 350,000 的价格售出。在过去 8 个月中，市场价格下降了 $4\mathrm{\%}$$4\mathrm{\%}$4%4 \% 。时间调整和时间调整后的销售价格是多少？

• Special Note: Time Adjustment is NIL if the comparable is sold -
  特别说明：如果可比房源已售出，则时间调整为零。
• Few Days Ago; 1 Week Ago, 2 Weeks Ago, 3 Weeks Ago or 4 Weeks Ago.
  几天前；一周前、两周前、三周前或四周前。
• 30 Days Ago, or This Month.
  30 天前，或本月。
• Note: Watch out for above words in the exam. In this case, the Time Adjusted Sale Price is equal to the Sale Price.
  注意：在考试中要注意上述词语。在这种情况下，时间调整后的销售价格等于销售价格。

Feature Adjustments  功能调整

• Features of each property are compared with the subject.
  将每处房产的特点与主题进行比较。
• Remember a simple rule - More is Less and Less is More.
  记住一个简单的规则--多就是少，少就是多。
• Plus (+) Adjustment: If a feature in the comparable is worse than the subject, the adjustment is Plus (+).
  加号 (+) 调整：如果对比照片中的某个特征比被摄体差，则调整为正 (+)。
• Minus (-) Adjustment: If a feature in the comparable is better than the subject, the adjustment is Minus (-).
  减（-）调整：如果可比照片中的某一特征优于被摄体，则调整为减 (-)。
• Value Difference: Calculate the difference in values for bathroom and garage. DO not use their cost.
  价值差：计算浴室和车库的价值差。不要使用它们的成本。

Reconciliation  对账

• Reconciliation is the process of selecting one value estimate out of two or more.
  调节是从两个或更多估算值中选择一个估算值的过程。
• The most recent sale is most reliable because the social, economic, and political changes in the local market may have resulted in significant changes to real estate values.
  最近的销售情况最为可靠，因为当地市场的社会、经济和政治变化可能已导致房地产价值发生重大变化。
• Least number of adjustments would mean that a comparable is very similar to the subject property.
  调整次数最少意味着可比物业与标的物业非常相似。

Final Estimate  最终估算

• The final estimate of value may be given as a single value or a value range.
  最终估算值可以是一个单一值，也可以是一个数值范围。
• If a value range is provided, it must be useful and meaningful for the client.
  如果提供了数值范围，则必须对客户有用且有意义。
• The final estimate is given as a rounded number because the estimate of value is an opinion and may not be accurate.
  最终估算值为四舍五入数，因为估算值只是一种意见，可能并不准确。
• The estimate of value must be Convincing and Defensible.
  价值估算必须令人信服且站得住脚。

12. LISTING AND MARKETING PROPERTIES
12.物业上市和营销

12.1 Preparing to List
12.1 准备列表

Documents Required for Listing
上市所需文件

• Besides the standard Listing Agreement, the salesperson must be aware of documents and forms that are required to complete the listing.
  除了标准的挂牌协议，销售人员还必须了解完成挂牌所需的文件和表格。
• One such important form is the Data Sheet, which provides detailed information about the property.
  其中一份重要的表格就是数据表，它提供了有关房产的详细信息。
• Documents that may be required for gathering additional information for listing include the title/deed, survey, municipal tax bills and assessment notices, GeowareHouse® report, transferable warranties for the home and the equipment, copy of lease (if any), utility bills, repairs or testing of water well and septic systems, any capital improvements, etc.
  收集上市附加信息可能需要的文件包括：产权/契约、调查、市政税单和评估通知、GeowareHouse® 报告、房屋和设备的可转让保证书、租约副本（如有）、水电费账单、水井和化粪池系统的维修或测试、任何资本改进等。

The Data Sheet Information
数据表信息

• Legal Description: The source documents for verification of legal description are the title/deed and the survey.
  法律说明：核实法律说明的源文件是产权证/契约和调查表。
• An up-to-date survey will not only show property boundaries but also show any easements or encroachments.
  最新的测量报告不仅会显示财产边界，还会显示任何地役权或侵占权。
• Minor Easements: Easements for municipal services (water and sewage), and utilities such as hydro, telephone, gas, etc. are considered minor.
  小型地役权：市政服务（供水和排污）以及水电、电话、煤气等公用设施的地役权被视为次要地役权。
• Major Easements: These include mutual/shared driveways or rights of way, which must be clearly identified.
  主要地役权：这些地役权包括相互/共用的车道或通行权，必须清楚标明。
• Lot Size: The lot size must be verified from source documents such as a survey, property tax bill, from GeowareHouse $\circledR$$\circledR$®®, etc.
  地块面积：地块面积必须通过勘测、房产税单、GeowareHouse $\circledR$$\circledR$®® 等来源文件进行核实。
• Incorrect lot sizes in the listing may result in legal actions.
  列表中不正确的地块面积可能会导致法律诉讼。
• Age of Principal Structure: The buyer may need to know the age of the principal structure for obtaining insurance.
  主体结构的年龄：买方可能需要知道主体结构的年龄，以便获得保险。
• This information may be obtained from the seller, the original builder, municipal records, or from GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}.
  这些信息可以从卖方、原建筑商、市政记录或 GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 中获得。
• Living Area: It is usually the overall square footage of the house, based on exterior measurements.
  居住面积：通常是指根据外部测量得出的房屋总面积。
• This information may be obtained from builder’s plans (if the house is new), from GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}, or a professional company may be hired for the purpose.
  这些信息可以从建筑商的图纸（如果房屋是新建的）、GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 中获得，也可以为此聘请专业公司。
• Including square footage of the house is not always mandatory, and a range of square footage may be given.
  房屋的平方英尺并不一定必须包括在内，可以给出一个平方英尺的范围。
• Room Sizes: Salespersons should not rely on old listings for room sizes and take their own measurements.
  房间尺寸：销售人员不应依赖旧房源来确定房间尺寸，而应自行测量。

Additional Information  其他信息

• Taxes/Assessments: Taxes and assessments should be verified from source documents such as tax notices from the municipality. Tax notices should be final taxes for the year and not the interim taxes.
  税款/摊款：应根据源文件（如市政府的纳税通知）核实税款和评估。税务通知应是当年的最终税款，而不是中期税款。
• Zoning: The zoning of the property must be confirmed from the municipality.
  分区：房产的分区必须由市政府确认。
• Wiring: The electrical service size (60 amps, 100 amps , or 200 amps ), type of distribution panel (fuses or circuit breaker), and the type of wiring (copper or aluminum) should be identified.
  布线：应标明供电规格（60 安培、100 安培或 200 安培）、配电盘类型（保险丝或断路器）以及电线类型（铜线或铝线）。
• Plumbing: The salesperson should be able to distinguish between various plumbing types such as copper, PVC, Kitec, etc.
  冷热水管道：销售人员应能区分各种冷热水管道类型，如铜管、PVC 管、Kitec 管等。
• HVAC: The type of heating, ventilation, and air conditioning system should be clearly identified.
  供暖、通风和空调系统（HVAC）：应清楚标明供暖、通风和空调系统的类型。
• Chattels and Fixtures: Chattels included in the sale and fixtures excluded from the sale must be clearly identified so that there are no confusions or problems.
  动产和固定装置：包括在销售中的动产和不包括在销售中的固定装置必须明确标识，以免产生混淆或问题。
• The sellers may be advised to remove any items prior to closing that they want to take with them.
  可能会建议卖方在成交前搬走他们想带走的任何物品。
• Rental Equipment: Besides the hot water tank, rental or rent-to-own equipment may include furnace, water softener, satellite dishes, security systems, etc.
  租赁设备：除热水箱外，租赁或以租代购的设备还包括电炉、软水器、卫星天线、安全系统等。
• The agreement or contract may be transferable to the buyer or the seller may be able to pay off the balance amount upon completion.
  协议或合同可以转让给买方，或者卖方可以在完工后付清余款。

Remuneration/Commission  薪酬/佣金

• The salesperson must clearly inform the seller about the start and expiry date of the agreement, the services provided, and the amount of remuneration payable to the cooperating brokerage.
  销售人员必须明确告知卖方协议的开始和终止日期、提供的服务以及应付给合作经纪商的报酬金额。
• Permitted Remuneration Structures: Remuneration can be a percentage of sale price, a flat fee, or a combination of percentage and a flat fee.
  允许的报酬结构：酬金可以是销售价格的百分比、固定酬金或百分比与固定酬金的组合。
• A La Carte/Fee Remuneration: This means that there are flat fees for various services, which the seller can select.
  点菜/收费报酬：这意味着各种服务都有统一的收费标准，卖方可自行选择。
• This arrangement is used when the brokerage is not providing full services to the seller.
  当经纪公司不为卖方提供全面服务时，就会采用这种安排。
• Special Remuneration Agreements: A collateral agreement provides for a reduction in remuneration if no other brokerage is involved and the property is sold by the listing brokerage.
  特别报酬协议：抵押协议规定，如果没有其他经纪公司参与，且房产由挂牌经纪公司售出，则可减少酬金。
• This may also apply when the seller sells the property to a known buyer.
  这也适用于卖方将房产出售给已知买方的情况。
• All such agreements must be in writing and disclosed to other brokerages and buyers.
  所有此类协议必须以书面形式签订，并向其他经纪公司和买家披露。

Seller's Directions for Marketing and Disclosures
卖方营销和披露指南

• Agreements with a Seller. Any directions or restrictions from the seller regarding marketing, showing, or offer presentation must be in writing.
  与卖方的协议。卖方在营销、展示或报价陈述方面的任何指示或限制都必须是书面形式。
• Showings: Some sellers may have specific timings for showings or may insist that the listing salesperson is present for all showings.
  带看：有些卖家可能会规定具体的看房时间，或者坚持要求挂牌销售人员必须出席所有看房活动。
• Lockboxes: Since a lockbox is commonly used, seller’s authorization to use a lockbox or code for keypad should be documented as a written direction.
  锁箱：由于锁箱的使用很普遍，卖方对使用锁箱或键盘密码的授权应作为书面指示记录在案。
• Marketing: Seller’s written directions to the brokerage for exclusively marketing the property should be obtained.
  营销：应获得卖方对经纪公司专门营销房产的书面指示。
• Offer Presentation: In a seller’s market, when the seller expects to obtain multiple offers, they may want all the offers to be presented at a specific date and time.
  报价展示：在卖方市场上，当卖方希望获得多个出价时，他们可能希望在特定的日期和时间提交所有出价。
• Under REBBA, salespersons must present all offers to the seller as soon as possible.
  根据 REBBA 的规定，销售人员必须尽快向卖方提交所有报价。
• However, if the seller wants to delay this process, this direction must be in writing.
  但是，如果卖方希望延迟这一过程，则必须以书面形式作出指示。
• SPIS and Disclosures: Information regarding the property, known to the seller, is typically given in the Seller Property Information Statement (SPIS) form.
  SPIS 和披露：卖方已知的房产信息通常在卖方房产信息声明 (SPIS) 表中提供。
• Since this form is not mandatory under REBBA, the salesperson should explain the seller that important disclosures can be made on this form.
  由于 REBBA 并不强制要求填写此表，因此销售人员应向卖方解释，可以在此表中披露重要信息。

Gathering Property Information
收集财产信息

• The ownership information may be verified from title or deed of the property or from GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}.
  所有权信息可通过房产证、地契或 GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 核实。
• Certain information may be obtained from the internet by using the property address.
  某些信息可通过使用物业地址从互联网上获取。
• The municipality as well as the Municipal Property Assessment Corporation (MPAC) may also provide vital information.
  市政府和市政财产评估公司（MPAC）也可提供重要信息。
• GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} can provide information on taxation, zoning, photos, and previous sale prices.
  GeowareHouse ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 可以提供有关税收、分区、照片和以往销售价格的信息。
• Previous listings are useful in getting information on sale history of the property.
  以前的房源信息有助于了解房产的销售历史。

Documents Retention by Brokerage
经纪公司保留文件

• Copies of listing documents must be provided to the sellers immediately upon signing.
  签约后必须立即向卖方提供挂牌文件副本。
• Salespersons must provide the brokerage with original copies of all listing documents.
  销售人员必须向经纪公司提供所有上市文件的原件。
• They are permitted to keep a shadow copy for their records while ensuring compliance with the federal Privacy Act and the Personal Information Protection and Electronic Documents Act (PIPEDA).
  在确保遵守《联邦隐私法》和《个人信息保护和电子文档法》（PIPEDA）的同时，允许他们保留一份影子副本作为记录。
• These documents include the Listing Agreement, data sheet, seller’s permission for lockbox, collateral agreement, FINTRAC identification forms, disclosures, copies of survey, etc.
  这些文件包括挂牌协议、数据表、卖方对保险箱的许可、抵押协议、FINTRAC 鉴定表、披露文件、调查副本等。
• All trade related documents must be kept in the brokerage main office or, in case of a branch office, at a location specified by the Registrar of RECO.
  所有与交易相关的文件都必须保存在经纪总公司，如果是分支机构，则必须保存在 RECO 注册官指定的地点。
• If the Registrar has not specified a location for keeping trade documents, all documents must be kept at the main office of the brokerage.
  如果登记处未指定保存交易文件的地点，则所有文件必须保存在经纪公司的总办事处。

12.2 Listing a Residential Property
12.2 住宅物业上市

Saleable Listing  可销售清单

• Salespersons should understand the importance of listing the property at a reasonable price according to existing market conditions and the condition of the property.
  销售人员应了解根据现有市场条件和房产状况以合理价格出售房产的重要性。
• They can use a Comparative Market Analysis (CMA) process to arrive at a reasonable list price.
  他们可以使用市场比较分析 (CMA) 流程来得出合理的挂牌价。
• Factors that may affect the listing price include the location and neighbourhood, lot size and square footage of the property, updates or renovations, etc.
  可能影响挂牌价的因素包括房产的位置和街区、地块大小和面积、更新或翻新等。
• Salesperson’s skills, knowledge of the property, strategies for marketing, the time for marketing, and rapport with the seller also affect the salability of the listed property.
  销售人员的技能、对房产的了解、营销策略、营销时间以及与卖方的关系也会影响上市房产的销售能力。

Consequences of Overpricing the Property
房产定价过高的后果

• Other salespersons may not show the property, or it may become just a ‘comparison property’, which is only shown as an evidence of salability of other properties.
  其他销售人员可能不会展示该物业，或者该物业可能只是一个 "对比物业"，只作为其他物业可销售性的证据。
• Buyers may not seriously consider the property and it may miss the target market.
  买家可能不会认真考虑该房产，它也可能错过目标市场。
• Even if an offer is received, the final sale price may be considerably lower than estimated market value.
  即使收到了出价，最终售价也可能大大低于市场估价。
• The seller may be running out of time and may have to reduce the price drastically.
  卖家可能已经没有时间了，可能不得不大幅降价。
• If the property does not sell for a long-time, people may think that there is something wrong with the property.
  如果房产长期卖不出去，人们可能会认为房产出了问题。
• The reputation of the listing salesperson may be negatively affected.
  挂牌销售人员的声誉可能会受到负面影响。

Promoting the Property  推广物业

• Local Listing Service: The local listing service is a database of current and past listings for the area and the salesperson must abide by its rules and regulations for posting the listing.
  本地挂牌服务：当地挂牌服务是一个包含该地区当前和过去挂牌信息的数据库，销售人员在发布挂牌信息时必须遵守其规则和规定。
• The ‘Broker Load Practice’ allows a brokerage or a salesperson to load the listing on the database including photos and other attachments.
  经纪人加载实践 "允许经纪人或销售人员在数据库中加载房源信息，包括照片和其他附件。
• In most cases, this listing becomes active immediately after it is submitted.
  在大多数情况下，该列表在提交后立即生效。
• House Tours: House tours for salespersons from other brokerages provides them an opportunity to view the property without appointment and obtain more information from the listing salesperson.
  看房团：为其他经纪公司的销售人员提供看房机会，让他们无需预约即可看房，并从挂牌销售人员那里获得更多信息。
• Advertising: The listed property may be advertised using ‘For Sale’ or ‘Open House’ signs and on social media platforms such as Facebook, Twitter, Instagram, and blogs.
  广告：挂牌房产可使用 "待售 "或 "开放参观 "标志，并在 Facebook、Twitter、Instagram 和博客等社交媒体平台上发布广告。
• The property may also be advertised on websites of the salesperson or the brokerage.
  房产还可能在销售人员或经纪公司的网站上发布广告。
• Classified advertising and flyers in the neighbourhood may also help in advertising.
  分类广告和邻里传单也有助于广告宣传。

Advertising and the Competition Act
广告与《竞争法》

• The federal Competition Act provisions apply to all businesses including real estate brokerages.
  联邦《竞争法》条款适用于包括房地产中介在内的所有企业。
• The Act prohibits misleading advertising and deceptive business practices in promotion of products or services.
  该法禁止在促销产品或服务时进行误导性广告和欺骗性商业行为。
• The Canadian Real Estate Association (CREA) has published Principles of Competition to comply with the provisions of the Act.
  加拿大房地产协会 (CREA) 发布了《竞争原则》，以遵守该法案的规定。
• Salespersons must not make a representation that is false or misleading, regardless of the media used for advertising.
  销售人员不得做出虚假或误导性陈述，无论使用何种媒体进行广告宣传。
• The trademarks REALTOR®, REALTORS®, and the REALTOR® logo can only be used by members of CREA.
  REALTOR®、REALTORS® 和 REALTOR® 徽标商标只能由 CREA 会员使用。

12.3 Salesperson's Obligations
12.3 销售人员的义务

Listing Obligations  上市义务

• Accurate Representation: Under the REBBA Code of Ethics, salespersons cannot knowingly make inaccurate representations or statements, either verbally or in any advertisement.
  准确陈述：根据 REBBA 职业道德准则，销售人员不得故意以口头方式或在任何广告中作出不准确的陈述或声明。
• They must take reasonable steps to prevent error, misrepresentation, fraud, or any unethical practice when trading in real estate.
  在进行房地产交易时，他们必须采取合理措施，防止出现错误、虚假陈述、欺诈或任何不道德的做法。
• They must also prevent others from doing so.
  他们还必须防止他人这样做。
• Mere Postings: In a mere posting, the brokerage only lists the property on the local listing service but does not provide any further service.
  单纯发布：单纯发布：在单纯发布中，经纪公司只在当地房源服务上列出房产，但不提供任何进一步的服务。
• The seller remains responsible to book appointments for showings, holding open houses, marketing, and negotiating offers.
  卖方仍负责预约看房、举办开放日、营销和协商出价。
• The brokerage still has the responsibility to verify the accuracy of property information and providing a copy of the agreement to the seller immediately upon signing.
  经纪公司仍有责任核实房产信息的准确性，并在签署协议后立即向卖方提供协议副本。
• Services Under Mere Posting or Limited Service: The brokerage may have to document each service that will be provided to the seller individually, giving the accurate cost of each service, and ensure that there is no misunderstanding.
  仅发布或有限服务下的服务：经纪公司可能必须逐一记录将向卖方提供的每项服务，提供每项服务的准确费用，并确保没有误解。

Avoiding Potential Errors and Omissions
避免潜在的错误和遗漏

• Potential errors that may lead to disputes include documentation errors, misrepresentation of facts, and verbal misunderstandings.
  可能导致争议的潜在错误包括文件错误、事实失实和言语误解。
• Examples of Potential Errors:
  潜在错误示例：
• Failure to document the services, non-disclosure of material facts, not providing copies of agreement, and failure to verify ownership of the property.
  未记录服务、未披露重要事实、未提供协议副本以及未核实财产所有权。
• Non-verification of facts such as lot size, square footage, information on wells or septic systems, encroachments or easements, structural defects, electrical and mechanical systems, and zoning information.
  不核实事实，如地块大小、面积、水井或化粪池系统信息、侵占或地役权、结构缺陷、机电系统和分区信息。
• Failure to read and analyze source documents and incorrect transfer of information from these documents.
  未阅读和分析原始文件，以及不正确地传递这些文件中的信息。
• Verbal misunderstandings due to vague or incomplete list of chattels included or fixtures excluded, status of rental items, and agreements related to showings.
  由于包括或不包括的动产或固定装置清单含糊不清或不完整、租赁物品的状况以及与展示有关的协议而造成的口头误解。
• Common errors can be avoided by double checking all information, ensuring accuracy in measurements, not relying on previous listings, making appropriate disclosures, and completing a CMA for a reasonable listing price.
  仔细核对所有信息、确保测量的准确性、不依赖以前的挂牌信息、进行适当的信息披露并以合理的挂牌价格完成 CMA，就可以避免常见错误。

Leading Practices for Advertising
广告的主要做法

• Since photographs are considered proprietary, the salesperson should take their own photographs of the property or hire a professional photographer.
  由于照片被视为专有照片，销售人员应自己或聘请专业摄影师拍摄房产照片。
• Photographs that are personal for the seller should be removed from walls when taking photographs of the interiors.
  在拍摄室内照片时，应将墙壁上属于卖方个人的照片移走。
• Advertising can be done using print and social media and the salesperson should select a strategy that would provide a marketing advantage to the property and the client.
  广告可以通过平面媒体和社交媒体进行，销售人员应选择一种能为房产和客户带来营销优势的策略。
• The salesperson must follow the advertising policies of the brokerage and the advertisement should be approved by the brokerage, if required.
  销售人员必须遵守经纪公司的广告政策，如果需要，广告应得到经纪公司的批准。
• Personal information of the seller must never be included in the advertisement.
  广告中不得包含卖方的个人信息。
• Salespersons must be aware of their obligations under the Canada’s Anti-Spam Legis/ation (CASL), the Privacy Legislation (PIPEDA), the Competition Act, and the National Do Not Call List (DNCL).
  销售人员必须了解《加拿大反垃圾邮件法》（CASL）、《隐私法》（PIPEDA）、《竞争法》和《全国禁止来电名单》（DNCL）规定的义务。

12.4 Advertising Requirements Under REBBA
12.4 REBBA 的广告要求

Four Minimum Requirements
四项最低要求

• Four Minimum Standards: The advertisement must include -
  四项最低标准：广告必须包括
• Identification of the registrant who is placing the advertisement.
  刊登广告的注册人的身份。
• The name of the salesperson or broker exactly as registered with RECO
  销售人员或经纪人的姓名与在 RECO 登记的姓名完全一致
• The name of the brokerage as registered with RECO.
  在 RECO 注册的经纪公司名称。
• Correct description of the registrant.
  登记人的正确描述。
• Permitted Designations for Salespersons:
  允许的销售人员称谓：
• Salesperson, Real Estate Salesperson, Sales Representative, Real Estate Agent, REALTOR® (for members of CREA), and REALTOR® Salesperson (for members of CREA).
  销售人员、房地产销售人员、销售代表、房地产经纪人、REALTOR®（适用于 CREA 会员）和 REALTOR® Salesperson（适用于 CREA 会员）。
• Permitted Designations for Brokers:
  允许指定经纪人：
• Real Estate Agent, Broker Real Estate Agent, REALTOR® Broker (for CREA members), Real Estate Broker, Broker.
  房地产经纪人、经纪人房地产经纪人、REALTOR® Broker（针对 CREA 会员）、房地产经纪人、经纪人。
• Permitted Designations for Broker of Record:
  允许指定记录经纪人：
• Broker of Record, Real Estate Broker of Record.
  记录经纪人，房地产记录经纪人。
• A Broker of Record cannot use the term ‘agent’.
  备案经纪人不能使用 "代理人 "一词。
• Permitted Designations for Salespersons:
  允许的销售人员称谓：
• Brokerage, or Real Estate Brokerage.
  经纪，或房地产经纪。
• Prohibited Designations: Registrants must not use any confusing terms in advertisements such as “sales agent”, “sales associate”, “sales consultant”, etc.
  禁止称谓：注册人不得在广告中使用 "销售代理"、"销售助理"、"销售顾问 "等任何混淆性用语。
• Registrants are permitted to advertise their associations with teams or groups.
  允许注册者宣传其与团队或团体的联系。

Personal Real Estate Corporation (PREC)
个人房地产公司（PREC）

• REBBA has been amended to allow real estate brokerages to pay remuneration to a Personal Real Estate Corporation (PREC) held by a salesperson or a broker, subject to certain qualifying criteria.
  REBBA 已作修订，允许房地产经纪人向销售人员或经纪人持有的个人房地产公司 (PREC) 支付报酬，但须符合某些资格标准。
• A salesperson or broker may establish a PREC for directly receiving the remuneration from their brokerage as a result of a transaction.
  销售人员或经纪人可设立 PREC，以直接从其经纪人处收取交易报酬。
• A PREC may have certain financial advantage to the individual salesperson or broker, but they should consult their financial advisor in this regard.
  PREC 可能对销售人员或经纪人个人有一定的财务优势，但他们应就此咨询自己的财务顾问。
• A PREC is allowed but is not a requirement under REBBA.
  PREC 是允许的，但不是 REBBA 的要求。
• The brokerage may or may not be willing to enter into an agreement with the PREC.
  经纪公司可能愿意也可能不愿意与 PREC 签订协议。

Ensuring Compliance  确保合规

• False and Inaccurate Advertising: Salespersons must not knowingly make false statements or inaccurate representations in advertisements.
  虚假和不准确的广告：销售人员不得在广告中故意做出虚假陈述或不准确表述。
• A false statement is that which is factually incorrect.
  虚假陈述是指与事实不符的陈述。
• An inaccurate statement is that which is not true or is not complete enough for someone to understand its truth.
  不准确的陈述是指陈述不真实或不够完整，无法让人理解其真实性。
• Comparative Claims and Awards: REBBA Code of Ethics requires that a comparative claim referring to business volume, an award, or honour must be included in the advertisement.
  《比较索赔和奖项：REBBA 职业道德准则》规定，广告中必须包含有关业务量、奖项或荣誉的比较性声明。
• If an award or honour is advertised for a team of registrants, then all members of the team must be identified.
  如果奖项或荣誉的宣传对象是一个团队的注册者，则必须注明团队的所有成员。
• Purchased awards and honours cannot be advertised.
  购买的奖项和荣誉不能进行宣传。
• Promises and Offers: Claims for reducing the remuneration or savings must be accompanied by a disclosure of conditions or circumstances in which the remuneration would be reduced.
  承诺和提议：要求减少报酬或节余时，必须披露减少报酬的条件或情况。
• Disclaimers: Advertisements that need additional information to avoid ambiguity, confusion, deception, or misrepresentation must include disclaimers in clearly readable format.
  免责声明：为避免歧义、混淆、欺骗或虚假陈述而需要补充信息的广告必须包含清晰可读格式的免责声明。

Advertising a Property  物业广告

• Seller’s permission to advertise the listed property is typically included in the Listing Agreement.
  挂牌协议中通常会包含卖方为挂牌房产做广告的许可。
• After the property is sold, a ‘SOLD’ sign may be placed on the property but distributing ‘SOLD’ flyers with address of the property and/or its sale price requires seller’s written consent.
  房产售出后，可在房产上张贴 "SOLD"（售出）标志，但散发印有房产地址和/或售价的 "SOLD"（售出）传单须经卖方书面同意。
• The advertisement must not include anything that identifies any party to a transaction or the property, unless written consent of the owner is obtained.
  除非获得所有者的书面同意，否则广告不得包含任何可识别交易任何一方或房产的内容。
• Consent of the Seller: If the sold property is advertised before the closing date.
  卖方同意： 如果所售房产在成交日期前已发布广告。
• Consent of the Buyer. If the sold property is advertised after the closing date.
  买方同意。如果已售房产在成交日期后被公布。
• Consent of Both the Seller and the Buyer. If any terms or details of the agreement (e.g., percentage of list price, sold in $xx$$xx$xxx x number of days, etc.) are to be included in the advertisement.
  卖方和买方的同意。如果广告中包含协议的任何条款或细节（例如，挂牌价的百分比、 $xx$$xx$xxx x 天数内售出等）。

Social Media and Internet Advertising
社交媒体和互联网广告

• Social media and internet provide excellent marketing platforms for the salesperson as well as the brokerage.
  社交媒体和互联网为销售人员和经纪公司提供了绝佳的营销平台。
• Whichever platform the salesperson uses, all advertising must be in compliance with REBBA regarding minimum requirements, false advertising, misrepresentations, etc.
  无论销售人员使用哪种平台，所有广告都必须符合 REBBA 关于最低要求、虚假广告、虚假陈述等方面的规定。
• Salesperson may have to create different profiles on different social media platforms while ensuring that every page is in compliance with REBBA.
  销售人员可能需要在不同的社交媒体平台上创建不同的档案，同时确保每个页面都符合 REBBA 的要求。
• For a website, the name of the salesperson, the brokerage, the description, contact information, and disclaimers (if any), must be clearly shown.
  对于网站，必须清楚地显示销售人员的姓名、经纪公司、说明、联系信息和免责声明（如有）。

12.5 Open House - Marketing and Interactions
12.5 开放日--营销与互动

Basics of Open House
开放参观的基本要素

• An open house allows the salesperson to showcase the listed property when potential buyers can view it without having to make appointments.
  开放日可以让销售人员展示挂牌房产，潜在买家无需预约即可参观。
• The buyers get a comfortable atmosphere to view the property and gain knowledge and perspective.
  购房者可以在舒适的氛围中看房，获得知识和视野。
• The sellers get the opportunity to fully prepare the home in advance and increase exposure, which may result in multiple offers.
  卖家有机会提前为房屋做好充分准备，增加曝光率，从而可能获得多个出价。
• The salesperson can demonstrate that he/she is working hard for the seller and may get additional clients during the open house.
  销售人员可以证明自己在为卖方努力工作，并可能在开放日期间获得更多客户。
• Salespersons must check with the local municipality regarding placement and removal of ‘Open House’ signs.
  销售人员必须向当地市政府咨询 "开放日 "标志的放置和拆除事宜。

Considerations  考虑因素

• Some buyers may just be curious but not interested in buying the property and there is no guarantee that the house will sell during the open house.
  有些买家可能只是好奇，但对购买房产并不感兴趣，而且开放日期间也不能保证房子一定能卖出去。
• Salespersons must be careful that there is a potential for criminal activity such as theft in the house.
  销售人员必须注意房屋内可能存在盗窃等犯罪活动。
• Some visitors may have objection to security measures, identifying themselves, or signing the guest register.
  有些来访者可能会反对安全措施、表明身份或在来宾登记簿上签字。
• Code of Ethics requires that the salesperson must ask the visitors if they are working with another brokerage.
  《职业道德准则》规定，销售人员必须询问来访者是否与另一家经纪公司合作。

Open House for Different Properties
不同房产的开放日

• Open houses for townhouses and condominiums may require permission from the management or board of directors for the open house signs.
  联排别墅和公寓的开放日可能需要获得管理部门或董事会对开放日标志的许可。
• Some high-rise apartment buildings may not allow open houses, and if they allow, multiple salespersons may be required; one for showing the property and one to greet the visitors at the building entrance.
  有些高层公寓楼可能不允许开放日，如果允许，可能需要多名销售人员；一名负责展示房产，一名在大楼入口处迎接访客。
• For high-end properties, security and privacy are some of the major concerns and the salesperson must ensure that valuable items of the owner are safely stored.
  对于高端物业来说，安全和隐私是一些主要问题，销售人员必须确保业主的贵重物品得到安全存放。

Collaborating with Sellers
与卖家合作

• Salespersons should discuss their marketing strategy with sellers with regards to appropriate timings for the open house and the ways sellers can assist in the open house.
  销售人员应与卖家讨论其营销策略，包括开放日的适当时间以及卖家协助开放日的方式。
• Security concerns should be adequately addressed, including the responsibility of the salesperson and the sellers.
  应充分考虑安全问题，包括销售人员和销售商的责任。
• The house should be prepared well for the open house in terms of cleaning, repairs, painting, removing unnecessary items to create more space, and removing any hazards from the walking areas.
  房屋应为开放日做好充分准备，包括清洁、维修、粉刷、移除不必要的物品以创造更多空间，以及清除行走区域的危险物。
• Salespersons must not leave the house anytime during the event, which allows him/her to have discussions with potential buyers.
  活动期间，销售人员不得离开房屋，以便与潜在买家进行讨论。

Marketing Materials for Open House
开放日营销材料

• Various signs and marketing materials can be used for the open house, which include -
  开放日可使用各种标志和营销材料，其中包括
• Feature sheets with photographs and details of the property.
  附有照片和房产详情的专题介绍。
• Open house signs on nearby street corners and in front of the house.
  在附近的街角和房屋前张贴开放日标志。
• Any promotional information for the salesperson and the brokerage.
  销售人员和经纪公司的任何促销信息。
• Tent cards to draw attention to unique or special features of the property.
  帐篷卡，以引起人们对房产独特或特别之处的关注。
• Online advertising for the open house can be done using social media, personal blogs, and websites.
  可以利用社交媒体、个人博客和网站为开放日做网络宣传。
• Email and targeted mailing lists can be used while ensuring compliance with Canada’s AntiSpam Legislation (CASL).
  可使用电子邮件和定向邮件列表，同时确保符合加拿大反垃圾邮件法 (CASL)。
• Flyers can be distributed in advance in the neighbourhood surrounding the property.
  可以提前在房产周边地区散发传单。
• Advertising the open house in advance has several benefits which include -
  提前为开放日做广告有几个好处，其中包括
• It allows potential buyers to schedule their visits.
  它允许潜在买家安排参观时间。
• Other salespersons, who might have buyers in that neighbourhood, come to know about the open house and show the property.
  其他销售人员可能在该社区有买家，他们会知道开放日的消息并展示房产。
• It results in more exposure to the property and more attendees to the open house.
  这将增加房产的曝光率，并吸引更多的人参加开放日活动。

12.6 Open House - Leading Practices
12.6 开放日--领先做法

Compliance  合规性

• Disclosures: REBBA Code of Ethics requires that a salesperson must not interfere with clients of other brokerages during the open house and, if any such buyer wants to make an offer, he/she should be directed to their own salesperson.
  《披露：REBBA 职业道德准则》规定，销售人员不得在开放日期间干扰其他经纪公司的客户，如果任何此类买家想要出价，应将其引向自己的销售人员。
• Client’s Best Interests: Salesperson conducting the open house must ensure that safety and privacy of the seller client is protected at all times during the open house.
  客户的最佳利益：举办开放日的销售人员必须确保在开放日期间始终保护卖方客户的安全和隐私。
• CASL: The marketing materials for the open house, which include emails and messages, must be in compliance with CASL.
  CASL：开放日的营销材料（包括电子邮件和信息）必须符合 CASL 的规定。
• Personal Information of Visitors: If personal information of the visitors is collected during the open house, it should be safeguarded and used only for the intended purpose.
  参观者的个人信息：如果在开放日期间收集了参观者的个人信息，则应加以保护，并仅用于预期目的。

Unregistered Assistants  未注册助理

• If the salesperson is getting help from unregistered assistants, they should not be involved in any activity that would be considered ‘trading’ in real estate.
  如果销售人员得到未注册助理的帮助，他们不应参与任何被视为 "交易 "房地产的活动。
• Permitted Activities for Unregistered Assistants:
  允许未注册助理从事的活动：
• Placing and removing open house signs and compiling feature sheets.
  摆放和拆除开放日标志，编制特色表。
• Assisting the salesperson and the seller in preparing the property for the open house.
  协助销售人员和卖方为开放日准备房产。
• Greeting visitors and monitoring the safety and security of the property.
  接待访客，监督物业的安全和安保。
• Limiting the number of attendees at any time and asking the visitors to sign the guest register.
  随时限制与会者人数，并要求来访者在来宾登记簿上签字。
• Directing any property related questions to the salesperson.
  向销售人员提出任何与房产相关的问题。

13. SHOWING AND ADVISING ON PROPERTIES
13.房产展示和咨询

13.1 Meeting with the Buyers
13.1 会见买方

Sources to Find Buyers
寻找买家的渠道

• Open Houses: People who walk into an open house are potential buyers, known as prospects, that the salesperson can meet and get to know them.
  开放日：走进开放日的人都是潜在买家，也就是销售人员可以接触和了解的潜在客户。
• Some of these buyers may not be represented by a brokerage.
  其中一些买家可能没有经纪公司代理。
• The salesperson can gather information from open house visitors for safety and legal purposes as well as for contacting them later with their permission.
  销售人员可以出于安全和法律目的收集开放参观者的信息，也可以在征得他们同意后与他们联系。
• They may not buy this property but may be interested in working with the salesperson.
  他们可能不会购买该房产，但可能有兴趣与销售人员合作。
• However, the salesperson should be courteous and should not do anything that would be considered as inducing them to break a contract with their brokerage.
  但是，销售人员应彬彬有礼，不应做任何会被认为是诱使他们与其经纪公司毁约的事情。
• Incoming Calls: Anyone calling the salesperson should be given a good first impression and a face-to-face meeting should be arranged.
  来电：任何给销售人员打电话的人都应给他留下良好的第一印象，并安排面对面的会谈。
• The salesperson should be providing information, asking questions to assess their needs, and whether they are ready to buy now or later.
  销售人员应提供信息，提出问题以评估他们的需求，以及他们是准备现在购买还是稍后购买。
• Referrals: Some buyers are referred to the salesperson because they are active and have a sphere of influence in the community.
  推荐：有些买家之所以被推荐给销售人员，是因为他们在社区中很活跃，有一定的影响力。
• Referrals may also come from existing happy clients or from their contacts in their children’s schools, organizations, communities, and places where they volunteer.
  转介也可能来自现有的满意客户，或他们在子女学校、组织、社区和志愿服务场所的联系人。
• Duty Time in Brokerage: Some brokerages have a policy of allocating floor duty time at the brokerage, which in turn, can be a good source of finding buyers.
  经纪公司的值班时间：有些经纪公司有在经纪公司分配楼层值班时间的政策，这反过来也是寻找买家的好渠道。
• The salesperson should be well-informed about listed properties by the brokerage and other listings in the neighbourhood.
  销售人员应充分了解经纪公司的挂牌房源和附近的其他房源。
• Farming in the Neighbourhood: Farming refers to selection of a specific territory and targeting the marketing efforts in that area.
  在邻近地区耕作：邻近地区：邻近地区指的是选择一个特定地区，并在该地区开展营销活动。
• The salesperson must be aware of social, political, physical, and economic features of the farm territory.
  销售人员必须了解农场所在地的社会、政治、自然和经济特征。
• By farming in the target neighbourhood, the salesperson can get to know potential buyers.
  通过在目标社区务农，销售人员可以了解潜在买家。
• A Customer Relationship Management (CRM) software program can also be used for organizing the farming activities.
  客户关系管理 (CRM) 软件程序也可用于组织农业活动。

Advertising and Networking to Find Buyers
通过广告和网络寻找买家

• Traditional Methods: Advertising can be done using print media, regular mail, door knocking, benches, and billboards.
  传统方法：可利用印刷媒体、普通邮件、敲门、长凳和广告牌等方式进行宣传。
• Web Advertising: Text ads, short video clips, display ad banners, and search engines such as Google AdWords provide good opportunities for finding buyers.
  网络广告：文字广告、视频短片、显示广告横幅以及 Google AdWords 等搜索引擎都是寻找买家的好机会。
• Mobile Marketing: Websites, which are mobile friendly, actively use geographic locations and include video clips, can be a good tool for marketing.
  移动营销：对移动设备友好、积极利用地理位置并包含视频剪辑的网站可以成为营销的好工具。
• Social Networking: Salespersons can build social relationships using social media tools such as Facebook, Instagram, Twitter, and other forums to promote real estate services.
  社交网络：销售人员可利用 Facebook、Instagram、Twitter 等社交媒体工具和其他论坛建立社交关系，推广房地产服务。
• Traditional Networking: Attending the events in the brokerage office and participating in social events organized by the community.
  传统网络：参加经纪公司的活动和社区组织的社交活动。
• Business Cards: The information on the business card should be well-thought and in compliance with REBBA guidelines.
  名片：名片上的信息应经过深思熟虑，并符合 REBBA 的指导方针。

Buyer's Information Package
买家信息包

• Each prospective buyer that the salesperson meets should be provided with an information package that educates them about the real estate buying process.
  销售人员应向每一位潜在买家提供一套信息资料，让他们了解房地产购买过程。
• The salesperson can use a readymade package from the brokerage that provides details about hidden costs involved in the buying process.
  销售人员可以使用经纪公司提供的现成套餐，其中详细介绍了购买过程中的隐性成本。
• The package should include referral information for third-party professionals such as home inspectors, mortgage brokers, lawyers, etc.
  套餐应包括第三方专业人士的推荐信息，如房屋检查员、抵押贷款经纪人、律师等。
• Optional information such as neighbourhood information related to schools, hospitals, social media links, and other frequently asked questions (FAQs) can be added to the information package.
  可在信息包中添加一些可选信息，如与学校、医院、社交媒体链接相关的周边信息，以及其他常见问题（FAQs）。

Questions to Identify Buyer's Needs
确定买家需求的问题

• The salesperson must be aware that different types of buyers have different choices, preferences, and specific needs, which can be assessed only after asking pertinent questions.
  销售人员必须意识到，不同类型的买家有不同的选择、偏好和具体需求，只有在提出相关问题后才能对其进行评估。
• Ask if the buyer is already working with a brokerage and, if yes, respect their relationship with the other brokerage.
  询问买方是否已与一家经纪公司合作，如果是，请尊重他们与另一家经纪公司的关系。
• Ask for buyer’s reasons and motivations to buy, when they will be ready to buy, and how long they are planning to live in that property.
  询问买家购买的原因和动机、何时准备购买以及计划在该房产居住多长时间。
• Check the buyer’s budget in terms of how much they can afford, their down payment, and the monthly payment they can afford.
  检查买方的预算，包括他们能负担的金额、首付和月供。
• Ask specific questions to assess their needs and wants, their lifestyle, and their favourite neighbourhood.
  提出具体问题，评估他们的需求和愿望、生活方式以及最喜欢的社区。

13.2 Obligations to the Buyers
13.2 对买方的义务

Buyer Client vs Buyer Customer
买方客户与买方客户

• A buyer client is represented by the brokerage and is owed fiduciary duties whereas a buyer customer is not represented and is only provided specific services.
  买方客户由经纪公司代理，承担受托责任，而买方客户则没有代理，只提供特定服务。
• A client relationship with a buyer is established when a ‘Buyer Representation Agreement’ is signed whereas a customer relationship is established when a ‘Buyer Customer Service Agreement’ is signed.
  与买方的客户关系在签署 "买方代表协议 "时建立，而客户关系则在签署 "买方客户服务协议 "时建立。
• With a buyer client, the salesperson has an obligation to take reasonable steps to determine and disclose all material facts.
  对于买方客户，销售人员有义务采取合理措施，确定并披露所有重要事实。
• With a buyer customer, the obligation of disclosing material facts is limited to known facts only and must be treated fairly, honestly, and with integrity.
  对于买方客户，披露重要事实的义务仅限于已知事实，而且必须公平、诚实、诚信地对待。
• Both clients and customers should be provided information before agreements, the agreement must be in writing with specific minimum information, and copies must be provided immediately upon singing.
  在签订协议之前，应向客户和顾客双方提供信息，协议必须以书面形式签订，并提供最起码的具体信息，而且必须在唱票后立即提供副本。
• REBBA Code of Ethics requires that the registrant should prepare the representation agreement or customer service agreement as soon as practically possible, but in all cases, before an offer is presented.
  REBBA 职业道德准则》规定，注册人应在实际可能的情况下尽快准备代理协议或客户服务协议，但在任何情况下，都应在报价提出之前准备好。
• Many brokerages have a policy that a representation agreement or a customer service agreement is signed before the buyer is shown any properties, which protects the brokerage from the risk of lost time and revenue.
  许多经纪公司都规定，在带买家看房之前，必须签订代理协议或客户服务协议，以保护经纪公司免受时间和收入损失的风险。

Obligations When Showing Properties
展示房产时的义务

• Demonstrate fairness and honesty by appropriately answering buyer’s questions.
  通过适当回答买家的问题来体现公平和诚实。
• Provide competent and conscientious service with reasonable knowledge, skills, and judgement.
  以合理的知识、技能和判断力提供称职、认真的服务。
• Offer opinions very carefully with reasonable knowledge, skills, judgement, and competence, while not being an expert in everything.
  以合理的知识、技能、判断力和能力，非常谨慎地提出意见，但不是什么都懂的专家。
• If the buyer is a client of another salesperson, communicate with that buyer only through that salesperson.
  如果买方是其他销售人员的客户，则只能通过该销售人员与买方沟通。
• Buyers should be advised to obtain services from other third-party professionals for tasks in which the salesperson does not have education, knowledge, experience, skills, competence, or judgement.
  对于销售人员不具备教育、知识、经验、技能、能力或判断力的任务，应建议买家从其他第三方专业人士处获得服务。
• Material facts, which may be apparent when viewing the property or specifically given in the listing data sheet, must be disclosed to both buyer clients and customers.
  必须向买方客户和客户披露重要事实，这些事实可能在看房时显而易见，也可能在房源数据表中明确给出。
• When the seller has provided the Seller Property Information Statement (SPIS) form, the buyer must be informed about its existence, and it must be provided to the buyer upon request.
  当卖方提供卖方房产信息声明 (SPIS) 表时，必须告知买方该表格的存在，并在买方提出要求时提供给买方。

13.3 Selecting Properties
13.3 选择属性

Buyer's Needs and Wants
买家的需求和愿望

• Buyer Profile: This involves conducting a detailed interview with the buyer to understand property specifications and their special needs or requirements.
  买家简介：这包括与买家进行详细面谈，以了解房产规格及其特殊需求或要求。
• This gives a clear picture of who they are and exactly what type of property they are looking for.
  这样就能清楚地了解他们是谁，以及他们到底在寻找什么类型的房产。
• Buyer’s responses to specific relevant questions helps the salesperson search for the right home.
  买家对具体相关问题的回答有助于销售人员寻找合适的房屋。
• The profile sheet for the buyer should include all preferences and should be updated regularly throughout the search.
  买方简介表应包括所有偏好，并在整个搜索过程中定期更新。
• Depending on specific needs of the buyer, the information required for buyer’s profile may include several items such as the type of the property, price range, natural characteristics, accessibility, availability of utilities, services, amenities, etc.
  根据买方的具体需求，买方简介所需的信息可能包括多个项目，如房产类型、价格范围、自然特征、交通便利性、公用事业设施、服务设施和便利设施的可用性等。
• Area Information: The buyer should be provided information on property values, market conditions, and services or amenities (schools, shopping, transportation, etc.) in the neighbourhood.
  区域信息：应向买方提供有关房产价值、市场状况以及周边服务或设施（学校、购物、交通等）的信息。
• Target Properties: Focus should be on identifying properties that meet buyer’s search criteria such as price range, location, property type, age, lot size, square footage, condition of the home and availability of utilities (water, sewage, natural gas, etc.).
  目标房产：重点应放在确定符合买家搜索标准的房产上，如价格范围、位置、房产类型、房龄、地块大小、面积、房屋状况以及公用设施（供水、排污、天然气等）的可用性。
• Viewing and Showing: The salesperson should view the selected properties beforehand, shortlist properties that would be of interest to the buyer and make a schedule for showing them to the buyer.
  看房和带看：销售人员应事先查看选定的房产，筛选出买方感兴趣的房产，并制定向买方展示这些房产的时间表。
• Comparing Properties: The features, prices, and key trends in the area should be discussed with the buyer to compare different properties that have been viewed.
  比较房产：应与买方讨论该地区的特点、价格和主要趋势，对看过的不同房产进行比较。
• Need for Outside Professionals: Services from appraisers, lawyers, home inspectors, electricians, plumbers, roofers, etc. should be recommended based on buyer’s specific needs and selection of a specific property.
  需要外部专业人士：应根据买家的具体需求和对特定房产的选择，推荐估价师、律师、房屋检查员、电工、水管工、屋顶工等服务。

Sources to Identify Properties
确定属性的来源

• Local Listing Service: The buyer profile can be set up in the local listing service as a ‘client portal’ so that the system automatically pulls every property that matches the buyer’s search criteria.
  本地挂牌服务：可在本地挂牌服务中将买家资料设置为 "客户门户"，这样系统就会自动提取符合买家搜索条件的所有房产。
• New Listings: The salesperson should view new listings every morning and the information should be emailed to the buyer.
  新房源：销售人员应每天早上查看新上市房源，并将信息通过电子邮件发送给买家。
• Other Salespersons: Talking to other salespersons in the brokerage, attending brokerage tours, open houses, etc. may help find a property that matches buyer’s search criteria.
  其他销售人员：与经纪公司的其他销售人员交谈、参加经纪公司的巡展、开放日等活动可能有助于找到符合买家搜索标准的房产。
• Advertisements: Classified and other online advertisements should be regularly checked including the ‘For Sale by Owner’ advertisements.
  广告：应定期检查分类广告和其他在线广告，包括 "业主出售 "广告。
• Phone Apps: Several computer applications such as ‘Realtor.com’, ‘redfin.com’, etc. are now available as smart phone apps, which can be helpful to the salesperson.
  手机应用程序：一些电脑应用程序，如 "Realtor.com"、"redfin.com "等，现在都可以作为智能手机应用程序使用，这对销售人员很有帮助。
• Social Media: Additional source of information on properties for sale is the social media network including Facebook, Instagram, Twitter, etc. where properties for sale are advertised.
  社交媒体：待售房产信息的其他来源是社交媒体网络，包括 Facebook、Instagram、Twitter 等，待售房产都会在这些网络上发布广告。

13.4 Showing Properties  13.4 显示属性

Preparations  准备工作

• After some properties are shortlisted by the buyer, it is recommended that the buyer be asked as to which properties they would like to view.
  在买方筛选出一些房产后，建议询问买方想看哪些房产。
• The salesperson should co-ordinate with the buyer regarding timing for the showings and make appointments accordingly.
  销售人员应与买方协调看房时间，并据此进行预约。
• The appointments for the showings are generally made through the listing brokerage, which confirms the appointment after speaking with the sellers.
  看房的预约一般通过挂牌经纪公司进行，经纪公司在与卖家沟通后确认预约。
• The seller should be given adequate time to prepare the property for showing.
  应给予卖方充足的时间准备房产展示。
• As a general rule, salespersons do not take the buyers to the property in their own car but ask them to arrive at the property in their own car on the scheduled showing time.
  一般来说，售楼人员不会用自己的车把买房者带到房产所在地，而是要求他们在预定的看房时间用自己的车到达房产所在地。
• The buyer should be given adequate time to view the property, which may be as long as one hour.
  应给予买方足够的时间看房，时间可长达一小时。

Leading Practices  领先实践

• The salesperson should go to each property well-prepared with the listing data sheet, lockbox code, business cards, and should have discussed the details of the neighbourhood with the buyer in advance.
  销售人员应带着房源数据表、锁箱密码、名片等准备充分的资料前往每处房产，并应事先与买方讨论小区的细节。
• If they are running late for the appointment or they do not want to view, the salesperson should call the listing brokerage for cancelling the appointment.
  如果他们约会迟到或不想看房，销售人员应致电挂牌经纪公司取消约会。
• The salesperson and the buyer should respect seller’s property, privacy, and stay with the buyers all the time during the showing.
  销售人员和买方应尊重卖方的财产和隐私，并在看房过程中始终与买方在一起。
• The salesperson or the buyer should not touch any personal items and opening cabinets, dressers, drawers, etc. should be avoided.
  销售人员或买方不应接触任何私人物品，应避免打开橱柜、梳妆台、抽屉等。
• Buyer’s comments should be carefully noted, and questions should be answered diligently.
  买方的意见应仔细记录，问题应认真回答。
• After viewing the property, the salesperson should ensure that the lights are turned off, a business card is left on the counter, and the property is locked up securely.
  看完房后，销售人员应确保关灯，在柜台上留下名片，并妥善锁好房门。
• After the buyer has seen some properties, the salesperson should follow up with them to gauge their interest in the properties and if they would prefer to revisit one of them.
  在买方看完一些房产后，销售人员应跟进他们的情况，了解他们对房产的兴趣，以及他们是否愿意再看其中一处房产。
• A follow up is recommended with the listing salesperson as well to provide the feedback, which shows courtesy and professionalism.
  建议与挂牌销售人员一起跟进，提供反馈意见，这体现了礼貌和专业精神。

Asking for the Offer
索取报价

• When the buyer has selected two alternate properties, they can be compared to arrive at a decision as to which property the buyer would like to make an offer.
  当买方选定两处备选房产后，可对它们进行比较，以决定买方想出价购买哪处房产。
• When comparing, some buyers may divert from major differences and focus on minor details such as chattels and fixtures and overall finish of the selected properties.
  在比较时，一些买家可能会偏离主要差异，而关注一些小细节，如所选房产的动产和固定装置以及整体装修。
• Using the well-known ‘Benjamin Franklin’ technique, a line can be drawn to compare the advantages and disadvantages of the properties, and their negative and positive features can be compared.
  利用著名的 "本杰明-富兰克林 "技术，可以画出一条线来比较属性的优劣，并比较其负面和正面特征。
• When the buyer has confirmed that they have found the right property, the advantages of the property should be summarized, and their attention should be drawn away from minor details.
  当购房者确认他们找到了合适的房产时，应总结房产的优势，并将他们的注意力从细枝末节上吸引开来。

Protecting the Buyer  保护买方

• Privacy and safety are the two most fundamental interests of the buyer, which must be protected before, during, and after the showings.
  隐私和安全是购房者的两大根本利益，在看房前、看房中和看房后都必须得到保护。
• With regards to the home, safety is related to ensuring that the home is inspected for mould, broken stairs railing, or rotten wood planks on the deck, etc.
  在房屋方面，安全与确保检查房屋是否发霉、楼梯扶手是否破损、露台上的木板是否腐烂等有关。
• Safety can also be in regard to confidential personal information that the buyer may disclose during showings.
  安全还可能涉及买方在看房过程中可能透露的个人机密信息。
• If personal information is not safeguarded, it can be used against the buyer in further negotiations with the seller.
  如果个人信息没有得到保护，买方在与卖方进一步谈判时就可能会受到不利影响。
• Certain homes that the buyer has viewed may have been equipped with security systems that allow them to remotely see and record what people are doing or saying in their homes.
  买方看过的某些房屋可能配备了安全系统，可以远程查看和记录人们在家中的言行。
• As such, the buyer should be advised to limit their conversations during showings and defer all detailed discussions until after they have left the property.
  因此，应建议买方在看房时限制谈话内容，并将所有详细讨论推迟到离开房产之后。

13.5 Showing When Seller has Limited/No Services
13.5 当卖方服务有限/无服务时的展示

Types of Listings  列表类型

• Mere Postings: In a ‘Mere Posting’ the seller’s brokerage only lists the property on the local listing service but does not provide any other services. Typically, the seller is contacted directly to show the property.
  单纯发布：在 "简单发布 "中，卖方的经纪公司只在当地房源服务网站上发布房产信息，不提供任何其他服务。通常情况下，卖方会直接联系中介来展示房产。
• For Sale by Owner (FSBO): The seller is working independent of any brokerage to make arrangements for showings and negotiations. The buyer’s salesperson contacts the seller directly for showings and negotiating remuneration.
  业主出售（FSBO）：卖方独立于任何经纪公司，自行安排看房和谈判。买方的销售人员直接与卖方联系看房和谈判报酬事宜。
• Full Listing Service: The seller is represented by a brokerage for all activities in regard to listing, marketing, showings, and offer negotiations.
  全面挂牌服务：由经纪公司代表卖方进行挂牌、营销、看房和报价谈判等所有活动。

Providing Limited Services to Seller
为卖方提供有限的服务

• In a mere posting, the listing brokerage usually grants permission to other brokerages to contact the seller directly for showings, remuneration negotiations, and present and negotiate any offers.
  仅在发布信息时，挂牌经纪公司通常会允许其他经纪公司直接联系卖方进行看房、报酬谈判，以及出价和谈判。
• The buyer brokerage informs the seller that they have an interested buyer and that, prior to showing, establish remuneration if the property is sold to that buyer.
  买方经纪公司通知卖方他们有一个感兴趣的买方，并在展示之前确定如果房产卖给该买方的报酬。
• In this case, the seller typically pays less remuneration as compared to remuneration in full listing.
  在这种情况下，卖方支付的报酬通常少于全面挂牌的报酬。
• If the seller does not agree to pay the remuneration, the buyer brokerage may charge a remuneration from the buyer as per the terms of the Buyer Representation Agreement.
  如果卖方不同意支付酬金，买方经纪公司可根据《买方代表协议》的条款向买方收取酬金。
• The buyer must be informed about this remuneration obligation and, if the buyer does not agree, the brokerage may advise him/her not to buy that property.
  必须告知买方这一报酬义务，如果买方不同意，经纪公司可建议其不购买该房产。

For Sale by Owner (FSBO)
业主出售（FSBO）

• The actions of private sellers are not regulated, they have no relationship with any brokerage, and the salesperson should do additional due diligence.
  私人卖家的行为不受监管，他们与任何经纪公司都没有关系，销售人员应进行额外的尽职调查。
• The seller is contacted directly to make arrangement for showing the property.
  直接与卖方联系，安排看房事宜。
• The salesperson can ask the seller if they would agree to pay remuneration in case the buyer purchases their property.
  销售人员可以询问卖方是否同意在买方购买其房产时支付报酬。
• The salesperson may offer the seller to sign a non-exclusive Seller Customer Service Agreement with the buyer’s brokerage for a remuneration.
  销售人员可提议卖方与买方的经纪公司签订一份非排他性的《卖方客户服务协议》，以获取报酬。
• If the seller does not agree to pay the remuneration, the buyer brokerage may charge a remuneration from the buyer as per the terms of the Buyer Representation Agreement.
  如果卖方不同意支付酬金，买方经纪公司可根据《买方代表协议》的条款向买方收取酬金。
• The buyer must be informed about this remuneration obligation and, if the buyer does not agree, the brokerage may advise him/her not to buy that property.
  必须告知买方这一报酬义务，如果买方不同意，经纪公司可建议其不购买该房产。

Remuneration Agreement with a Mere Posting Seller
与单纯张贴卖家签订的薪酬协议

• A special form, such as the Seller Commission Agreement with Co-operating Brokerage, can be used for detailing the remuneration arrangement and obligations.
  可使用专门的表格，如《与合作经纪公司签订的卖方佣金协议》，详细说明报酬安排和义务。
• In the ‘Commission’ section, the seller agrees to pay the brokerage a specific remuneration for a valid offer to purchase or lease during the term of the agreement.
  在 "佣金 "部分，卖方同意在协议期内为有效的购买或租赁要约向经纪公司支付特定报酬。
• The ‘Deposit’ section of the form identifies who will hold the deposit in trust, which may be the seller’s lawyer or the co-operating brokerage.
  表格的 "押金 "部分确定了押金的托管人，可能是卖方的律师或合作经纪公司。
• The deposit is first applied to reduce the remuneration obligation of the seller.
  定金首先用于减少卖方的报酬义务。

13.6 Due Diligence and Third-Party Advice
13.6 尽职调查和第三方建议

Third-Party Service Providers
第三方服务提供商

• Buyers usually ask for advice on different aspects of the home such as mortgage, electrical, plumbing, home inspections, insurance, etc.
  购房者通常会就房屋的不同方面征求意见，如按揭、电气、管道、房屋检查、保险等。
• REBBA Code of Ethics requires that the salesperson should advice the buyers to obtain services from third-party experts and must not discourage them from doing so.
  REBBA 的《职业道德准则》规定，销售人员应建议购房者从第三方专家处获得服务，且不得阻止购房者这样做。
• Names of at least three professionals in a particular field should be referred to the buyers, without insisting that the buyers work with any specific professional.
  应向购房者推荐至少三位某一领域的专业人士，但不要坚持让购房者与任何特定的专业人士合作。
• The salesperson should not show any favouritism to any service provider or appear like getting any referral fees from them.
  销售人员不得偏袒任何服务提供商，也不得向他们收取任何介绍费。
• Home inspectors, lawyers, and insurance companies can provide vital material facts about the property and all these facts must be disclosed to the buyer.
  房屋检查员、律师和保险公司可以提供有关房产的重要事实，所有这些事实都必须向买方披露。
• The salesperson should personally be present at the time of home inspection to protect the interests of the buyer.
  验房时，销售人员应亲自到场，以保护买方的利益。

Without Third-Party Advice
无第三方建议

• Not obtaining services from third-party professionals may be detrimental to both the property owners and to the buyers.
  不获得第三方专业人士的服务可能会对业主和购房者都不利。
• The buyers may find themselves in situations where they would be involved in costly repairs, or involved in lawsuits, or may get serious medical conditions when living in the home.
  购房者可能会发现自己处于这样一种境地，即他们将卷入昂贵的维修费用，或卷入诉讼，或在居住时可能会出现严重的病症。
• Lawyer: Lawyers are involved in title searches and requisitions before closing and advice the buyers if there are any second or third liens registered on the title of the property.
  律师：律师： 律师参与成交前的产权调查和申购，并就房产产权上是否存在任何第二或第三留置权向买家提供建议。
• Mortgage Broker. Mortgage brokers help buyers with pre-approvals so that the buyers know how much financing they can obtain for the purchase.
  按揭经纪人。按揭经纪人帮助购房者进行预批准，这样购房者就能知道他们能获得多少购房资金。
• Insurance: In some situations, such as a home with 60 amps service or Knob and Tube wiring, the insurance company may not be ready to provide coverage, or the premiums would be very high.
  保险：在某些情况下，例如使用 60 安培服务或钮子和管子布线的房屋，保险公司可能不准备提供保险，或者保险费会很高。
• Inspector: A home inspector assesses the structural integrity of the home and, if there are any issues, they can be discussed with the seller during the negotiation process.
  验房师：房屋检查员会评估房屋结构的完整性，如果有任何问题，可以在谈判过程中与卖方讨论。

14. THE OFFER PROCESS AND REGULATORY OBLIGATIONS
14.要约程序和监管义务

14.1 The Offer Process
14.1 要约程序

The Agreement of Purchase and Sale
买卖合同

• The Agreement of Purchase and Sale is the most important document in the offer process.
  买卖合同是要约过程中最重要的文件。
• It contains the terms and conditions of the agreement between the buyer and the seller.
  它包含买卖双方之间协议的条款和条件。
• Although there is no standard or specific agreement form, any form that is used must include all the statutory obligations of the parties under the Vendors and Purchasers Act.
  虽然没有标准或特定的协议格式，但使用的任何格式都必须包括《卖方和买方法》规定的各方的所有法定义务。
• As per REBBA, the agreement must be in writing, signed by all parties, and copies must be delivered to each party to the transaction.
  根据 REBBA 的规定，协议必须采用书面形式，由所有各方签署，并将副本交付给交易的每一方。

Key Components of the Agreement
协议的主要内容

• Names of Buyers and Sellers: Accurately identifies the parties to the transaction with their full legal names.
  买卖双方姓名：准确标明交易双方的法定全名。
• Address and Legal Description: Provides municipal address and complete legal description of the property.
  地址和法律说明：提供房产的市政地址和完整的法律描述。
• Purchase Price: The amount that the buyer pays to the seller for purchase of seller’s property.
  购买价格：买方为购买卖方房产而支付给卖方的金额。
• Deposit: Although there is no legal requirement for a deposit, it is paid as a sign of good faith and buyer’s commitment.
  定金：虽然法律没有规定必须支付定金，但支付定金是买方表示诚意和承诺的一种方式。
• It is held in trust and is applied towards the purchase price at the time of completion.
  这笔资金以信托方式持有，并在交易完成时用于支付购房款。
• Irrevocable Date: The time given by the person making the offer (buyer or seller) to the other party to consider the offer.
  不可撤销日期：发价人（买方或卖方）给另一方考虑发价的时间。
• If the other party does not accept the offer within this time period, the offer becomes null and void.
  如果另一方在此期限内不接受要约，则要约无效。
• Completion Date: This is the date set for closing when the title of the property is legally transferred to the buyer and the seller is typically required to provide vacant possession of the property.
  完工日期：这是房产所有权合法转移给买方的成交日期，通常要求卖方提供房产的空置占有权。
• The completion date must be a business day as the Land Registry Office is closed on Saturdays, Sundays and statutory holidays.
  完成日期必须是工作日，因为土地注册处在周六、周日和法定节假日不办公。
• Title Search Date (Requisition Date): This is the date by which the buyer’s lawyer must complete the title search in Land Registry Office records.
  产权查询日期（申请日期）：这是买方律师必须在土地登记局记录中完成产权查询的日期。
• Chattels and Fixtures: This section identifies the chattels (personal and movable items) that are included in the sale and fixtures (seller’s personal items but fixed to the property) that are excluded from the sale.
  动产和固定装置：本节确定了包含在销售中的动产（个人物品和可移动物品）和不包含在销售中的固定装置（卖方的个人物品，但固定在房产上）。
• Conditions: Most conditions are included for the benefit of the buyer, with a few exceptions. Common conditions include financing, home inspection, etc.
  条件：大多数条件都是为了买方的利益，但也有少数例外。常见的条件包括融资、房屋检查等。

Buyer's Perspective  买家视角

• Step 1 - Initiating the Offer: Typically, the buyer’s salesperson initiates the offer process when the buyer is ready to submit an offer.
  第 1 步 - 发起报价：通常情况下，买方的销售人员会在买方准备提交报价时启动报价流程。
• The salesperson must ensure that the agreement is accurate, complete, and includes all the required terms and conditions.
  销售人员必须确保协议准确、完整，并包含所有必要的条款和条件。
• The listing should be reviewed to ensure that it includes all the information required to draft the offer.
  应审查清单，确保其包含起草要约所需的所有信息。
• Certain legal information such as owner’s name, legal description, etc. must be confirmed from original source documents.
  某些法律信息，如业主姓名、法律描述等，必须从原始文件中确认。
• The buyer’s salesperson contacts the listing salesperson before drafting the offer to see if any other offer(s) is already registered on the property.
  买方销售人员在起草要约之前联系挂牌销售人员，以了解是否有其他要约已经登记在该房产上。
• If any other offer is already registered, it may lead to multiple/competing offers and the buyer may change his/her decision to proceed with the offer.
  如果任何其他报价已被登记，则可能导致多重/竞争报价，买方可能会改变其是否继续报价的决定。
• A CMA can also assist the buyer in deciding about the right price that should be offered.
  CMA 还能帮助买方决定应提供的合适价格。
• The salesperson should discuss with the buyer all the terms that would be included in the offer.
  销售人员应与买方讨论报价中包含的所有条款。
• All the information should be organized before starting to draft the offer.
  在开始起草报价之前，应整理好所有信息。
• Step 2 - Draft the Offer: Offer should be based on market conditions, which may be a seller’s market or a buyer’s market.
  第 2 步 - 起草报价：要约应基于市场条件，可能是卖方市场，也可能是买方市场。
• For example, in a seller’s market, seller is unlikely to accept any offer that is too low in price, has a long closing time, or includes too many conditions.
  例如，在卖方市场，卖方不太可能接受价格过低、成交时间过长或包含过多条件的报价。
• The entire offer should be reviewed with the buyer including pre-printed and inserted clauses.
  应与买方一起审查整个报价，包括预先打印和插入的条款。
• The buyer must understand that the agreement would be signed under seal resulting in legal obligations.
  买方必须明白，协议是盖章签署的，因此必须履行法律义务。
• Step 3-Register the Offer. After the buyer signs the offer, it is registered with the listing brokerage.
  第 3 步--登记报价。买方签署要约后，要约将在挂牌经纪公司登记。
• Step 4 - Present the Offer: The seller’s salesperson presents the offer to the seller and the buyer’s salesperson may attend the offer presentation.
  第 4 步 - 出价：卖方销售人员向卖方提出要约，买方销售人员也可参加要约陈述。
• Step 5 - Wait for Seller’s Response: The buyer and buyer’s salesperson now wait for seller’s response, which must be received within the irrevocable time period.
  第 5 步 - 等待卖方回复：买方和买方的销售人员现在等待卖方的答复，卖方必须在不可撤销的期限内做出答复。

Seller's Perspective  卖方视角

• Step 1: The seller’s salesperson arranges to present the offer to the seller as soon as possible but some sellers may want to wait for other competing offers.
  第一步：卖方的销售人员安排尽快向卖方提出报价，但有些卖方可能希望等待其他竞争报价。
• Step 2: The seller is prepared for the offer presentation and is advised that they can review all the offers before deciding on the next step.
  第 2 步：卖方为报价演示做好准备，并被告知可以在决定下一步之前查看所有报价。
• Step 3: The seller is updated about the current market conditions and recent sales activity in the neighbourhood.
  第 3 步：向卖方介绍当前的市场状况和附近地区近期的销售活动。
• Step 4: The offer is reviewed with the seller providing him details about the purchase price, deposit, completion date, chattels/fixtures, and conditions included in the offer.
  步骤 4：与卖方一起审查报价，向其提供有关购买价格、定金、完工日期、动产/固定装置以及报价中包含的条件的详细信息。
• Step 5: The seller has the option to accept, reject, or counter the offer within the irrevocable time given in the offer.
  步骤 5：卖方可在要约规定的不可撤销的时间内选择接受、拒绝或还价。
• A counter offer (sign back) from the seller is considered a new offer and the seller is free to extend the irrevocable time for the buyer.
  卖方的反要约（回签）被视为新要约，卖方可自由延长买方不可撤销的时间。
• Step 6: The buyer’s salesperson is informed whether the offer is accepted, rejected, or is being countered by the seller.
  第 6 步：买方的销售人员被告知报价是被接受、被拒绝还是被卖方反驳。

The Offer Acceptance Process
接受报价流程

• When the offer is finally accepted; all sellers must sign and initial the agreement, and the acceptance must be communicated to the other party within the irrevocable time period.
  当要约最终被接受时，所有卖方都必须在协议上签字并首字母签名，而且必须在不可撤销的期限内将接受情况告知另一方。
• The acceptance is typically confirmed by signing the Confirmation of Acceptance section of the Agreement of Purchase and Sale.
  通常通过签署《买卖合同》中的 "接受确认 "部分来确认接受。
• Copies of the accepted offer are distributed to each party to the agreement and the salesperson retains a copy for the brokerage.
  接受报价的副本会分发给协议的每一方，销售人员会为经纪公司保留一份副本。
• Each brokerage is authorized by its respective client to forward copies of the agreement to their lawyers.
  各经纪公司经各自客户授权，可将协议副本转发给其律师。
• Sign Remuneration/Commission Trust Agreement: When two different brokerages are involved in the transaction, the salespersons sign the Remuneration/Commission Trust Agreement on behalf of their brokerages.
  签署薪酬/佣金信托协议：当交易涉及两家不同的经纪公司时，销售人员代表各自的经纪公司签署薪酬/佣金信托协议。
• This is to ensure that the remuneration of the co-operating brokerage is protected in case the listing brokerage becomes insolvent or bankrupt.
  这是为了确保在上市经纪公司无力偿债或破产的情况下，合作经纪公司的报酬得到保障。
• This section may be left blank when only one brokerage is involved in the transaction.
  如果只有一家经纪公司参与交易，本部分可以留空。

14.2 Deposits and Other REBBA Criteria
14.2 存款和其他 REBBA 标准

Deposit and Time Frames
存款和时限

• The Agreement of Purchase and Sale typically includes a section which details the amount of deposit, when it is paid, how it is paid, and to whom it is paid.
  买卖合同中通常有一节详细说明定金的金额、支付时间、支付方式和支付对象。
• Herewith: The deposit is paid when the offer is initially sent to the seller.
  特此通知：定金在最初向卖方发送报价时支付。
• Upon Acceptance: The deposit is paid within 24 hours of the acceptance.
  一经接受：定金在验收后 24 小时内支付。
• As Otherwise Specified in the Agreement: A clause can be added in the Schedule of the agreement specifying how and when the deposit will be paid.
  协议中另行规定：可在协议的附表中添加一项条款，规定支付押金的方式和时间。
• Deposit funds from the buyer must be according to the Agreement of Purchase and Sale.
  买方的定金必须符合《买卖合同》的规定。
• Deposit is only a sign of faith and level of commitment being made by the buyer.
  定金只是买方信心和承诺程度的一种表现。
• There is no set minimum amount for the deposit, and it can be paid by any valid means such as a cheque or a bank draft.
  押金不设最低金额，可以支票或银行汇票等任何有效方式支付。
• The amount of deposit is applied towards the purchase price at the time of completion of transaction.
  定金金额将在交易完成时用于支付购房款。
• The deposit cheque must be currently dated, valid, and capable of being immediately presented for payment.
  存款支票必须有当前日期、有效，并能立即出示付款。
• The listing brokerage must deposit the funds in Real Estate Trust Account within 5 business days of receipt (excluding Saturdays, Sundays, and statutory holidays).
  挂牌经纪公司必须在收到资金后 5 个工作日内（周六、周日和法定节假日除外）将资金存入房地产信托账户。
• If the deposit is not received in 5 days, the seller must be advised of this fact.
  如果 5 天内未收到定金，则必须将此情况告知卖方。
• Delays by co-operating brokerage in delivering the cheque to listing brokerage are closely scrutinized by RECO.
  对于合作经纪行在向上市经纪行交付支票方面的延误，《房地产经纪人条例》将进行严格审查。

Real Estate Trust Account
房地产信托账户

• All real estate brokerages are required to maintain a Real Estate Trust Account in a financial institution located in Ontario.
  所有房地产经纪公司都必须在安大略省的金融机构开设房地产信托账户。
• This account must be separate from the general business account of the brokerage and a separate Trust Ledger must be maintained.
  该账户必须与经纪公司的一般业务账户分开，并且必须保留单独的信托分类账。
• The trust account must be designated as ‘Real Estate Trust Account’ and all transactions (deposits and withdrawals) must be authorized by the broker of record.
  信托账户必须指定为 "房地产信托账户"，所有交易（存款和取款）必须由备案经纪人授权。
• One brokerage can have only one trust account, unless otherwise authorized by the Registrar of RECO.
  一家经纪公司只能有一个信托账户，除非 RECO 注册官另行授权。
• The brokerage must prepare a monthly reconciliation of the trust account within 30 days of the monthly bank statement.
  经纪公司必须在银行月结单 30 天内编制信托账户月度对账单。
• Payments to salespersons and co-operating brokerages are not made from the real estate trust account, but from the separate ‘Remuneration/Commission Trust Account’ or the general business account of the brokerage.
  支付给销售人员和合作经纪公司的款项不是从房地产信托账户中支付，而是从单独的 "报酬/佣金信托账户 "或经纪公司的一般业务账户中支付。

Deposit Documents  交存文件

• The co-operating brokerage typically receives the deposit from the buyer as provided in the Agreement of Purchase and Sale and issues a receipt to the buyer.
  合作经纪公司通常按照《买卖合同》的规定收取买方的定金，并向买方出具收据。
• The buyer’s deposit is forwarded to the listing brokerage and a receipt is obtained.
  买方的定金将转交给挂牌经纪公司，并取得收据。
• The listing brokerage deposits the funds in its real estate trust account within 5 business days.
  挂牌经纪公司在 5 个工作日内将资金存入其房地产信托账户。
• The deposit details are documented in the trust ledger of the listing brokerage.
  存款详情记录在上市经纪公司的信托分类账中。
• The listing brokerage completes monthly reconciliation of the trust account to ensure that deposit money is safeguarded.
  上市经纪公司每月对信托账户进行对账，以确保存款安全。

Interest on Deposit Funds
存款利息

• Interest Bearing Trust Account: If the deposit funds are deposited in an interest-bearing trust account, the brokerage must disclose this to the person making the deposit.
  计息信托账户：如果存款资金存入计息信托账户，经纪公司必须向存款人披露这一点。
• The standard Agreement of Purchase and Sale includes a pre-printed provision that no interest would be earned.
  标准《买卖合同》中有一条预先印制的规定，即不赚取利息。
• If the brokerage has an interest-bearing trust account, this fact must be disclosed by inserting an appropriate clause in the Agreement of Purchase and Sale.
  如果经纪公司拥有生息信托账户，则必须在《买卖合同》中加入适当条款，披露这一事实。
• The agreement must disclose the party who will be receiving the interest earned on the deposit funds, the interest rate, and any other terms.
  协议必须披露将从存款资金中获得利息的一方、利率以及任何其他条款。
• If the clause is missing from the agreement and the brokerage is receiving interest, then all interest is payable to the owner of the trust funds, the buyer.
  如果协议中缺少该条款，而经纪公司正在收取利息，那么所有利息都应支付给信托基金的所有者，即买方。
• Payment of All Interest: With this option, the seller and the buyer acknowledge in the Agreement of Purchase and Sale that full amount of interest earned by the brokerage on the deposit amount will be paid.
  支付所有利息：使用此选项时，卖方和买方在《买卖合同》中确认将支付经纪公司从定金中赚取的全部利息。
• Payment of Interest Less than Percentage: The agreement may include a clause that the amount of interest earned would be at a rate less than the rate received from bank.
  支付低于百分比的利息：协议可包括一项条款，规定所赚取的利息额将低于从银行获得的利率。
• Payment of Interest Less than a Fee: The agreement may include a clause that the amount of interest earned would be paid after deducting a specific amount.
  支付少于费用的利息：协议可包括一项条款，规定在扣除特定金额后支付所赚取的利息。
• Term Deposit Bearing Interest: The brokerage may place the deposit money in an interestbearing security and all interest is paid to the buyer.
  计息定期存款：经纪公司可将定金存入计息证券，并将所有利息支付给买方。
• The Agreement of Purchase and Sale must include a clause as acknowledgement by the seller and the buyer.
  买卖合同必须包含卖方和买方确认条款。
• The clause should include the interest rate and the provision that all interest would be paid to the buyer as soon as possible after closing.
  该条款应包括利率以及在成交后尽快向买方支付所有利息的规定。
• Electronic Funds Transfer (EFT): If the deposit is paid using EFT, the brokerage must retain a paper trail for each transfer in and out of the real estate trust account.
  电子资金转账 (EFT)：如果存款是通过电子转账支付的，经纪公司必须保留房地产信托账户每次转入和转出的书面记录。
• The agreement must include EFT in the deposit section of the agreement.
  协议的存款部分必须包括 EFT。
• The brokerage must obtain confirmation of deposit from the financial institution.
  经纪公司必须获得金融机构的存款确认。
• Details of the EFT must be documented in the deposit book and the trust ledger.
  电子转账的详情必须记录在存款簿和信托分类账中。
• EFT is also mentioned clearly in other trade documents such as the Trade Record Sheet.
  其他贸易文件（如贸易记录表）中也明确提到了电子资金转账。

REBBA Requirements During the Offer Process
报价过程中的 REBBA 要求

• Obtaining an Offer. REBBA does not permit a salesperson to indicate that they have obtained an offer unless the offer is in writing and is signed by the buyer.
  获得报价。REBBA 不允许销售人员表示他们已获得报价，除非报价是书面的，并由买方签字。
• In other words, verbal offers or verbal interest in a property is not considered a valid offer.
  换句话说，口头要约或口头对房产的兴趣不被视为有效要约。
• Conveying/Presenting Offers: All offers received by the brokerage must be presented to the seller or the buyer client as soon as practically possible.
  传递/提交报价：经纪公司收到的所有报价必须在实际可行的情况下尽快提交给卖方或买方客户。
• This must be done without any regards to the identity of the person who sent the offer, the contents of the offer, or the remuneration to the brokerage.
  这样做时不得考虑发送要约者的身份、要约的内容或中介的报酬。
• If the salesperson is not available for conveying/presenting the offer, an arrangement should be made with another salesperson.
  如果销售人员无法传达/介绍报价，应安排其他销售人员。
• The requirement to present offers ‘as soon as practically possible’ can be changed by written instructions from the seller or the buyer.
  卖方或买方的书面指示可以改变 "在实际可能的情况下尽快 "提交报价的要求。
• Some sellers do not want the offers to be presented until a specific date or time, and in this situation, the brokerage must obtain written instructions and convey them clearly to all buyers interested in making an offer.
  有些卖家不希望在特定日期或时间之前提交报价，在这种情况下，经纪公司必须获得书面说明，并将其明确传达给所有有意报价的买家。
• Copies of the Agreement: Signed copies of the accepted agreement must be provided to each party involved in a transaction immediately.
  协议副本：必须立即向参与交易的每一方提供经签署的协议副本。
• In case the offer was sent electronically to a seller or a buyer, the party is deemed to have received and retained a copy of the agreement.
  如果要约是以电子方式发送给卖方或买方的，则该方被视为已收到并保留了协议副本。
• Copies of the agreement to lawyers or mortgage brokers can also be sent electronically.
  也可以通过电子方式向律师或抵押贷款经纪人发送协议副本。
• Dealing with Other Registrants: Registrants from other brokerages must be dealt with fairly, honestly, and with integrity.
  与其他注册人打交道：必须公平、诚实、正直地对待来自其他经纪商的注册人。
• Clients of other brokerages must not be induced to break their agreement in order to sign up with the salesperson’s brokerage.
  不得诱使其他经纪公司的客户违反协议，与销售人员的经纪公司签约。
• Communication with clients of other brokerages should be done through the brokerage only.
  与其他经纪公司客户的沟通只能通过经纪公司进行。

14.3 Multiple Representation
14.3 多重表示法

Multiple Representation and Situations
多重代表性和情况

• In a Multiple Representation situation, the brokerage must act impartially and equally protect the interests of both the buyer and the seller.
  在多重代理的情况下，经纪公司必须公正行事，平等保护买卖双方的利益。
• The brokerage has a fiduciary relationship with both buyer and seller clients, but the interests of both parties are opposite to each other and the brokerage may find itself in a difficult position.
  经纪公司与买方和卖方客户都有信托关系，但双方的利益却截然相反，经纪公司可能会陷入困境。
• Multiple representation occurs when -
  当出现以下情况时，就会出现多重代表性
• One brokerage is representing both the buyer and the seller, and each is working with the same salesperson employed by the brokerage.
  一家经纪公司同时代表买方和卖方，双方与经纪公司雇用的同一位销售人员合作。
• One brokerage is representing both the buyer and the seller, and each is working with different salespersons employed by the brokerage, either working from the same office or from different offices of the brokerage.
  一家经纪公司同时代表买方和卖方，各自与经纪公司雇用的不同销售人员合作，他们或在同一办公室工作，或在经纪公司的不同办公室工作。
• One brokerage representing competing buyers, each working with different salesperson of the brokerage, who are placing offers on the same property, but the seller is represented by a different brokerage.
  一个经纪公司代表相互竞争的买方，每个买方都与该经纪公司的不同销售人员合作，他们对同一房产出价，但卖方由不同的经纪公司代表。
• One brokerage representing competing buyers who are placing offers on the same property and each buyer is working with the same salesperson.
  一家经纪公司代表对同一房产出价的竞争买家，而每个买家都与同一个销售人员合作。

Limitations to Services  服务限制

• The brokerage must make a written disclosure of multiple representation and obtain written consent of both parties at the earliest practical opportunity but before an offer is made.
  经纪公司必须以书面形式披露多重代理的情况，并在发出要约之前尽早获得双方的书面同意。
• The information that must not be disclosed and services not provided include:
  不得披露的信息和不得提供的服务包括
• The amount that the seller may or will accept, which means that the salesperson cannot advise the buyer that the seller may or will accept an amount less than the offered price.
  卖方可能或愿意接受的金额，这意味着销售人员不能告知买方卖方可能或愿意接受低于报价的金额。
• The amount that the seller should accept or the amount they should counter the offer.
  卖方应接受的金额或他们应还价的金额。
• The buyer must not be advised on the amount of offer price or the counter offer price.
  不得告知买方报价金额或还价价格。
• The terms of any other competing offer including the amount, terms, conditions, closing date, etc.
  任何其他竞争性报价的条款，包括金额、条款、条件、截止日期等。
• The personal or motivational information of the seller or the buyer.
  卖方或买方的个人信息或动机信息。
• The information that the brokerage is permitted to disclose includes:
  经纪公司获准披露的信息包括
• Full disclosure of material facts about the property to both parties.
  向双方充分披露有关财产的重要事实。
• Market information about comparable properties.
  可比房产的市场信息。
• Information about potential uses of the property.
  有关财产潜在用途的信息。

Disclosure Requirements  披露要求

• Information Before Agreement: The brokerage must inform the buyers and sellers about service alternatives and explanation of multiple representation before a representation agreement is signed.
  协议前的信息：在签署代理协议之前，经纪公司必须告知买方和卖方有关替代服务的信息以及对多重代理的解释。
• Nature of Relationship: The brokerage is required to disclose to every party in a transaction its relationship with each party at the earliest practical opportunity but before an offer is made.
  关系性质：经纪公司必须尽早向交易中的每一方披露其与每一方的关系，但必须在发出要约之前。
• Disclosure Before Agreement: The Code of Ethics requires that the brokerage must disclose before signing the representation agreement that the brokerage may enter into a representation agreement resulting in a multiple representation situation.
  《协议前披露：职业道德准则》规定，经纪人必须在签署代理协议前披露经纪人可能会签订导致多重代理情况的代理协议。
• However, the brokerage will do this only with written consent of both parties.
  不过，只有在双方书面同意的情况下，经纪公司才会这样做。
• This disclosure and consent are typically included in the standard Listing Agreement form.
  这种披露和同意通常包含在标准的上市协议表格中。
• Disclosure Before Offer: Since multiple representation occurs during the offer process, a disclosure and written consent of both parties are required before the offer is made.
  要约前披露：由于在要约过程中会出现多重代理，因此在要约之前必须进行披露并获得双方的书面同意。
• This disclosure and consent provision are typically included in the standard Confirmation of Co-operation and Representation form.
  这种披露和同意条款通常包含在标准的合作与代表确认表中。

Confirmation of Co-operation and Representation
合作与代表权的确认

• This form is a written document that confirms the relationship between the brokerages and the parties.
  该表格是确认经纪公司与双方关系的书面文件。
• In a multiple representation situation, the form provides a box for mandatory disclosure wherein both the seller and the buyer provide their consent by inserting their initials.
  在多人代理的情况下，表格中提供了一个强制披露的方框，卖方和买方均可在该方框内填写首字母，表示同意。
• This form accompanies every Agreement of Purchase and Sale and is signed by the buyers and sellers before they sign the agreement.
  该表格附于每份买卖协议之后，由买卖双方在签署协议之前签署。
• In addition to recognizing each brokerage, the form also defines the remuneration payable to the co-operating brokerage in the transaction.
  除了确认每家经纪公司外，该表格还规定了在交易中应支付给合作经纪公司的报酬。

Multiple Representation: Leading Practices
多重代表性：领先做法

• A multiple representation situation puts the brokerage in a difficult situation as the interests of both parties cannot be protected at the same time.
  多重代理的情况使经纪公司陷入困境，因为双方的利益无法同时得到保护。
• The brokerage must act impartially and must treat every person involved in the trade fairly, honestly, and with integrity.
  经纪公司必须公正行事，必须公平、诚实、正直地对待参与交易的每一个人。
• Multiple representation can occur intentionally or by accident and hence, the brokerage must ensure that the relationships are documented and disclosed to avoid any confusions.
  多重代理可能有意或无意地发生，因此，经纪公司必须确保记录和披露这些关系，以避免任何混淆。
• The brokerage must explain to the client that services may be limited in case multiple representation occurs.
  经纪公司必须向客户解释，如果出现多重代理，服务可能会受到限制。
• When the salesperson recognizes a potential for multiple representation during the listing or selling process, a disclosure must again be made at the earliest practical opportunity and consent should be obtained.
  如果销售人员在挂牌或销售过程中发现可能存在多重代理的情况，则必须尽早披露并征得同意。
• If one of the parties does not consent to multiple representation, the brokerage may not proceed with the transaction.
  如果其中一方不同意多方代理，经纪公司不得继续进行交易。
• In this case, the salesperson may request one of the parties to obtain services from a different brokerage.
  在这种情况下，销售人员可要求其中一方从另一家经纪公司获得服务。

15. THE RESIDENTIAL AGREEMENT OF PURCHASE AND SALE
15.住宅买卖合同

15.1 Parties, Property, Price, and Deposit
15.1 各方、财产、价格和押金

The Offer Date  发售日期

• The date of offer is the date when the offer is first signed by buyers, and this date does not change, even if the offer is drafted earlier or countered later by sellers.
  要约日期是买方首次签署要约的日期，即使要约提前起草或随后遭到卖方反驳，该日期也不会改变。
• This date may be the same date as on Page 1 of offer or a later date.
  该日期可以与报价单第 1 页上的日期相同，也可以是稍后的日期。
• For example, if the salesperson has drafted the offer on April 15 th, and the buyers sign it on April 16th, the date of the offer will be April 16th.
  例如，如果销售人员在 4 月 15 日起草了要约，而买方在 4 月 16 日签署了要约，那么要约日期就是 4 月 16 日。

Names of the Buyer and the Seller
买方和卖方名称

• Individuals: Full legal names of the buyers and the sellers, as shown on their identification documents or on title/deed.
  个人：买卖双方身份证件或产权证/契约上显示的法定全名。
• Names on Title: The names that would be registered on the title may be different from the names shown on the agreement.
  产权上的姓名：产权上登记的姓名可能与协议上显示的姓名不同。
• It is up to the buyers to decide whose names would be registered on the title.
  由买方决定在产权证上登记谁的名字。
• Identification: Each buyer must be identified on a separate form to comply with the FINTRAC requirements.
  身份识别：必须在单独的表格中确认每位买家的身份，以符合 FINTRAC 的要求。
• Matrimonial Home for Buyers: A property may be purchased by a single buyer and it can still become a matrimonial home.
  购房者的婚姻住所：单个买家购买的房产仍可成为婚房。
• Seller’s Matrimonial Home: If both spouses are on the title, they are both shown as owners.
  卖方的婚姻住所：如果产权证上有配偶双方的名字，则他们都显示为业主。
• However, if only one spouse is on the title, the non-owner spouse signs the Spousal Consent section on the signature page.
  但是，如果产权证上只有配偶一方，则非所有者配偶应在签名页的配偶同意部分签名。
• Corporations: Full legal name of the corporation, as given in the Article of Incorporation, is inserted.
  公司：填入公司章程中的公司法定全称。
• The individuals, identified as officers of the corporation, must sign and use Seal or write “IWe have the authority to bind the corporation”.
  作为公司高级职员的个人必须签名并使用印章或写上 "IWe have the authority to bind the corporation"。
• Partners: All partners must be fully identified in the agreement and all must insert their signatures.
  合作伙伴：所有合作伙伴都必须在协议中注明，并签名。
• Estate Trustees: All Estate Trustees must sign the agreement and copies of documents showing their authority must be seen by the listing brokerage.
  遗产托管人：所有遗产受托人必须签署协议，挂牌经纪公司必须查看显示其授权的文件副本。
• The Certificate of Appointment of Estate Trustee should be seen.
  应查看遗产受托人任命证书。
• The name of the seller reads like ‘The Estate of Jim Cram’ and the trustee signs using the words ‘Estate Trustee’.
  卖家的名字写成 "The Estate of Jim Cram"（吉姆-克拉姆遗产），受托人则用 "Estate Trustee"（遗产受托人）字样签名。
• Power of Attorney (POA): When the sellers have given this authority to someone to sell the property on their behalf.
  委托书 (POA)：卖方授权他人代表自己出售房产。
• This document is registered in Land Registry Office and the listing brokerage must obtain a copy of this document.
  该文件已在土地注册处登记，上市经纪公司必须获得该文件的副本。

Real Property  不动产

• Address: Full municipal address including name of the town and the region.
  地址：完整的市政地址，包括城镇和地区名称。
• Frontage/Depth: Insert the frontage and depth of the lot including units (metres or feet). The words ‘More or Less’ are used to avoid minor discrepancies.
  正面/深度：填写地块的正面和深度，包括单位（米或英尺）。使用 "更多或更少 "字样是为了避免出现细微差别。
• Legal Description: Complete legal description, as given in the title/deed or the survey, must be inserted. Reference to any easement, mutual driveway, etc. must also be given.
  法律说明：必须填写完整的法律说明，如产权证/契约或调查表所示。还必须提及任何地役权、共同车道等。
• Fronting On: This is the side of the road where the property has a frontage. The facing of the property is opposite to its fronting.
  Fronting On（正面）：这是指房产临路的一侧。房产的朝向与其正面相对。

Purchase Price, Deposit, and Balance
购买价格、定金和余额

• Purchase Price: Also called the Offer Price. The amount is written in words and figures. For acreage/frontage, the amount is given as Per Front Foot, Per Front Metre or Per Acre.
  购买价格：也称出价。金额用文字和数字表示。对于英亩/临街面，金额以每前英尺（Per Front Foot）、每前米（Per Front Metre）或每英亩（Per Acre）表示。
• Deposit: There is no minimum amount set for deposit. The Deposit Holder is typically the listing brokerage. Deposit is to be held in Trust Account until completion or other termination of the agreement.
  存款：押金不设最低金额。押金持有人通常是挂牌经纪公司。押金将存入信托账户，直至协议完成或以其他方式终止。
• Payment of Deposit:  支付押金：
• Herewith: The deposit is given with the offer.
  随函附上：押金与报价一同交付。
• Upon Acceptance: The buyer agrees to give the deposit within 24 hours of signing the Confirmation of Acceptance.
  一旦接受：买方同意在签署《验收确认书》后 24 小时内支付定金。
• As Otherwise Described in this Agreement: If some other arrangement is to be made, a clause may be inserted in the Schedule A. Additional deposits are given in the Supplementary Deposit clause in Schedule A.
  如本协议另有说明：如需作出其他安排，可在附表 A 中插入一项条款。附加保证金见附表 A 的补充保证金条款。
• The clause wording clarifies that if nothing else is specified in the agreement, the deposit holder does not earn any interest on deposit and no interest would be paid.
  该条款的措辞明确规定，如果协议中未规定任何其他内容，存款人不能从存款中赚取任何利息，也不会支付任何利息。
• Balance: The buyer agrees to pay the balance of purchase price upon completion, as provided in the ‘Balance Due on Completion’ clause in the Schedule.
  余额：买方同意按照附表中 "完工时应付余款 "条款的规定，在完工时支付购房款余款。

Common FAQ on Deposit Funds
有关存款资金的常见问题

• How Can the Buyer Pay the Deposit? By cheque, bank draft, money order or Electronic Funds Transfer (EFT).
  买方如何支付定金？支票、银行汇票、汇票或电子资金转账 (EFT)。
• Who Holds the Deposit? Typically, the deposit is held by the listing brokerage in its Real Estate Trust Account.
  押金由谁保管？通常情况下，押金由挂牌经纪公司在其房地产信托账户中保管。
• When are the Funds Deposited? REBBA requires that the brokerage holding the funds must deposit it in the trust account within 5 business days of receipt.
  何时存入资金？REBBA 要求持有资金的经纪商必须在收到资金后 5 个工作日内将其存入信托账户。
• Does the Deposit Earn Interest? The agreement has a pre-printed wording that no interest is earned but if the brokerage has an interest-bearing trust account, it must disclose the interest and it should be paid to the buyer.
  存款会产生利息吗？协议中预先印有不赚取利息的字样，但如果经纪公司有一个计息信托账户，则必须披露利息，并应将利息支付给买方。
• What if the Agreement Fails? The deposit is returned to the buyer when both parties sign the Mutual Release form. If not, a court may order return of deposit funds.
  如果协议失败怎么办？双方签署相互解除协议表后，定金将退还给买方。否则，法院可下令退还定金。
• Who Gives Receipt for the Deposit? The co-operating brokerage issues a receipt to the buyer and the listing brokerage gives a receipt to the co-operating brokerage.
  谁给定金收据？合作经纪行向买方出具收据，挂牌经纪行向合作经纪行出具收据。
• The deposit is documented in the Trust Ledger of the deposit holder.
  存款记入存款人的信托分类账。

15.2 Pre-Printed Clauses - I
15.2 预印条款 - I

Irrevocability  不可撤销性

• The time period given by the offeror (buyer or seller) to the offeree (other party) to consider the offer.
  要约人（买方或卖方）给受要约人（另一方）考虑要约的期限。
• The offer cannot be withdrawn by the offeror until the given date and time.
  在指定日期和时间之前，要约人不得撤回要约。
• However, if the offer has not been communicated to the other party, the party making the offer may withdraw the offer.
  但是，如果该要约尚未通知另一方，提出要约的一方可以撤回该要约。
• If not accepted r countered, the offer becomes Null and Void when the irrevocable time period expires.
  如果未被接受或反驳，则在不可撤销期限届满时，该提议将失效。
• The other party may extend this date and time when making the counter offer during negotiations.
  另一方可在谈判期间提出还价时延长该日期和时间。

Completion Date  完成日期

• This is the date when the title of the property is legally transferred to the buyer.
  这是房产所有权合法转移给买方的日期。
• Although the transaction can be completed electronically, this date must not be Saturday/Sunday or a statutory holiday.
  虽然可以通过电子方式完成交易，但该日期不得为周六/周日或法定节假日。
• If nothing else is agreed, the buyer will be provided Vacant Possession of the property on completion.
  如果没有达成其他协议，买方将在完工后获得房产的腾空权。
• If the property is rented and the buyer agrees to assume the tenants, appropriate clauses must be inserted in the Schedule.
  如果房产已出租，且买方同意承租，则必须在附表中加入适当条款。
• But if the buyer does not want to assume the tenants, the situation should be addressed according to the Residential Tenancies Act.
  但如果买方不想承担租户的责任，则应根据《住宅租赁法》来处理这种情况。

Notices  通知

• The parties authorize their brokerages to send and receive notices on their behalf.
  双方授权其经纪公司代为收发通知。
• Fax numbers and/or email addresses of the listing brokerage and the co-operating brokerage are provided for delivery of documents.
  提供挂牌经纪公司和合作经纪公司的传真号码和/或电子邮件地址，以便递送文件。
• Notices are deemed delivered when sent electronically by fax or by email.
  通过电子传真或电子邮件发送的通知视为已送达。
• This section is left blank - (i) if the buyer is a Customer of the listing brokerage, (ii) if there is Multiple Representation, and (iii) when so instructed by parties.
  此部分留空 - (i) 如果买方是挂牌经纪公司的客户，(ii) 如果存在多重代理，(iii) 如果当事人有此指示。

Chattels, Fixtures, and Rental Items
动产、固定装置和租赁物品

• Chattels Included: List of chattels that are to be included with sale. The seller has the right to remove all chattels if not specifically included in the agreement.
  包括的动产：随同出售的动产清单。如果协议中未明确包括，卖方有权移除所有动产。
• Fixtures Excluded: List of items fixed to the property that the seller does not want to give.
  不包括的固定装置：卖方不愿赠送的固定资产清单。
• Salespersons must be careful about ‘built-in’ items such as the dishwasher.
  销售人员必须谨慎对待洗碗机等 "嵌入式 "产品。
• The seller cannot remove any fixture if not specifically excluded in the agreement.
  如果协议中没有明确排除，卖方不得拆除任何固定装置。
• Rental Items: Items that are not owned by seller and cannot be included in the agreement. The wording of the clause specifies that the buyer agrees to assume the lease of such rental items.
  租赁物品：非卖方所有的物品，不能包括在协议中。该条款的措辞规定，买方同意承担此类租赁物品的租赁费用。

HST

• This section must not be left blank. Most residential resales are exempted from HST.
  本部分不得留空。大多数住宅转售免征 HST。
• ‘Included In’: Means that the seller is responsible, in case HST applies.
  包含在 "中：表示在适用 HST 的情况下由卖方负责。
• ‘In Addition To’: Means that the buyer is responsible, if HST applies.
  附加税"：表示如果适用 HST，则由买方负责。

Title Search  标题搜索

• Requisition Date: This date should be after the date in conditional clauses. The buyer’s lawyers must report title issues to seller’s lawyer before this date.
  申购日期：该日期应在有条件条款的日期之后。买方律师必须在此日期之前向卖方律师报告产权问题。
• An additional search (sub-search) may be done Earlier of:
  可在以下情况之前进行附加搜索（子搜索）：
• 30 days from the later of - the requisition date or the date when the conditions are fulfilled or waived.
  自申请日期或条件满足或免除日期（以较晚者为准）起 30 天。
• 5 days before the completion date.
  竣工日期前 5 天。
• Root of Title objections are fundamental issues related to the title, e.g. seller cannot transfer title because a previous severance was not legal under the Planning Act.
  产权异议的根源是与产权相关的根本问题，例如，卖方不能转让产权，因为根据《规划法》，之前的分割是不合法的。
• Another example is an objection for existing mortgage lien, but the seller can pay off.
  另一个例子是对现有抵押留置权提出异议，但卖方可以偿还。
• Matters of Title objections are issues that the seller cannot remove, e.g. an easement registered on the title.
  产权异议是指卖方无法消除的问题，如产权上登记的地役权。
• Present Use: The permitted use of the property such as ‘Single Family Residential’ is inserted here. Zoning of the property must not be inserted in this space.
  目前用途：此处填写该物业的允许用途，如 "单户住宅"。不得在此处填写房产的分区。
• If this space is left blank, then it implies that the seller represents that the present use of the property may be lawfully continued, and it may be insured against risk of fire.
  如果该空格留空，则意味着卖方声明可以合法地继续使用该房产的当前用途，并且可以投保火灾险。

Future Use  未来用途

• The buyer and the seller agree that there is no warranty that the future intended use of the property by the buyer would be lawful.
  买方和卖方同意，不保证买方未来对该房产的预期用途是合法的。
• If the buyer wants to use the property in a way other than the present lawful use, an appropriate clause should be inserted in the Schedule.
  如果买方希望以当前合法用途以外的方式使用房产，则应在附表中加入适当条款。

Title  标题

• The buyer is assured that the title is good and free from all restrictions, charges, liens and encumbrances other than those specified in the agreement.
  买方确信，除协议中规定的限制、费用、留置权和抵押权外，所有权是完好的，不存在其他任何限制、费用、留置权和抵押权。
• No Objection: Registered Restrictive Covenants (Deed Restrictions) that run with land and complied with, registered easements for public utilities, and any minor easements that do not materially affect the use of property are not an objection to the title.
  无异议：与土地一起生效并得到遵守的已注册限制性契约（契约限制）、已注册的公用事业地役权，以及对房产使用无实质性影响的任何次要地役权，都不会对产权产生异议。
• Valid Objection: If the property cannot be insured against risk of fire, there is any deficiency notice or work order against the property, or the present use may not be lawfully continued, the buyer may have a valid objection to the title.
  有效异议：如果房产无法投保火灾险，房产存在任何缺陷通知或施工令，或目前的用途无法合法继续，则买方可对产权提出有效异议。
• The buyer’s solicitor must send the objections to the seller’s lawyer before the Requisition Date.
  买方律师必须在申购日之前将反对意见发送给卖方律师。
• If the seller is unwilling or unable to remove any valid objections and the buyer is unwilling to waive the objections, the buyer may terminate the agreement.
  如果卖方不愿或无法消除任何有效异议，而买方又不愿放弃异议，则买方可终止协议。

15.3 Pre-Printed Clauses - II
15.3 预印条款 - II

Closing Arrangements  闭幕安排

• The seller’s lawyer prepares the Transfer/Deed of Land for electronic registration.
  卖方律师准备土地转让/契约，以便进行电子登记。
• The buyer’s lawyer completes the electronic registration of the title and/or other documents such as the Charge/Mortgage of Land.
  买方律师完成产权和/或其他文件（如土地抵押/按揭）的电子注册。
• Certain documents that are prepared by the lawyers but are not registered include undertakings, directions, declarations, etc.
  某些由律师准备但未登记的文件包括承诺书、指示、声明等。

Documents and Discharge  文件和出院

• The seller is only required to produce documents (title/deed, survey, etc.) that are under his possession or control.
  卖方只需提交其持有或控制的文件（产权/契约、调查等）。
• Survey: The seller must provide a survey if it is in their possession. If the seller does not have a survey, the buyer has several options - (i) accept the survey provided by the seller, (ii) insert a clause that the seller will arrange a new survey, (iii) the buyer may arrange a new survey at buyer’s cost, (iv) arrange Title Insurance, or (v) complete the sale without a survey.
  调查：卖方必须提供其掌握的调查报告。如果卖方没有勘测，买方有几种选择：(i) 接受卖方提供的勘测；(ii) 加入卖方将安排新勘测的条款；(iii) 买方可安排新勘测，费用由买方承担；(iv) 安排产权保险；或 (v) 在没有勘测的情况下完成销售。
• Mortgage Discharge: The buyer accepts Personal Undertaking of the seller’s lawyer to discharge the mortgage using funds received from the sale.
  解除抵押：买方接受卖方律师的个人承诺，使用出售所得资金解除抵押。

Inspection  检查

• The buyer acknowledges that they have inspected the property and observed any patent defects.
  买方承认已检查过该房产，并观察到任何专利缺陷。
• If a Home Inspection clause is not included in the agreement, the buyer will not be permitted to inspect the property again.
  如果协议中没有房屋检查条款，买方将不得再次检查房产。
• If the buyer wants to inspect or view the property one or two more times before completion, an appropriate clause should be inserted in the Schedule.
  如果买方希望在完工前再检查或查看一两次房产，则应在附表中加入适当的条款。

Insurance  保险

• The seller is responsible to keep the property insured until the completion date. Insurance coverage is not transferred on sale.
  卖方有责任在竣工日期前为房产投保。保险不会在出售时转移。
• If some major damage happens before closing, the buyer has two options -
  如果在成交前发生了重大损失，买方有两种选择，即
  (i) terminate the agreement, or
  (i) 终止协议，或
  (ii) take proceeds from seller’s insurance to complete the sale.
  (ii) 利用卖方保险的收益完成销售。

Planning Act  规划法

• The agreement is invalid if the transfer does not comply with the Planning Act.
  如果转让不符合《规划法》的规定，则协议无效。
• In case of land, which is subject to severance, the seller can accept an offer, but the agreement will be completed only after receiving Consent for Severance before completion.
  对于需要分割的土地，卖方可以接受出价，但只有在竣工前收到分割同意书后才能完成协议。

Document Preparation  文件准备

• This clause identifies the party which is responsible to pay the cost of document preparation.
  该条款确定了负责支付文件准备费用的一方。
• The seller pays for the transfer/deed of the title.
  卖方支付产权转让/契约费用。
• The buyer pays for the cost of mortgage documents and the applicable Land Transfer Tax.
  买方支付抵押文件费用和适用的土地转让税。

Residency  居住地

• Non-resident sellers must pay Capital Gains Tax within 10 days of completion of sale.
  非居民卖方必须在销售完成后 10 天内缴纳资本收益税。
• If the seller fails to pay, the buyer becomes responsible.
  如果卖方不付款，买方就要承担责任。
• The agreement provides the following options to the seller -
  该协议为卖方提供了以下选项
• Deliver a certificate from the Minister of Revenue after paying necessary taxes, or
  在缴纳必要的税款后递交税务部长出具的证明，或
• Credit the buyer for the amount of Capital Gains Tax, or
  向买方抵扣资本利得税，或
• Provide a Declaration that the seller is not a non-resident.
  提供卖方不是非居民的声明。

Adjustments  调整

• This clause specifies that certain costs will be apportioned at the time of closing.
  该条款规定，某些费用将在成交时分摊。
• Typical adjustments include property tax, unmetered utilities, heating fuel, rents for rental property, etc.
  典型的调整包括房产税、未计量的公用事业费、取暖燃料、出租房租金等。
• Adjustments are based on the number of days the seller and the buyer have owned the property.
  调整的依据是卖方和买方拥有房产的天数。
• The buyer is responsible for the costs from the actual day of closing.
  买方需承担从实际成交之日起的费用。

Property Assessment  财产评估

• Buyers and sellers cannot make any claim against each other or the brokerages for assessment matters.
  买卖双方不得就评估事宜向对方或经纪公司提出任何索赔。
• Property assessments are done by municipalities on an annual basis.
  财产评估由市政当局每年进行一次。

Time Limits  时间限制

• This clause specifies that time limits given in the agreement must be strictly adhered to.
  该条款规定，必须严格遵守协议中规定的时限。
• If there are any changes, these must be agreed to by both parties in writing.
  如有任何变更，必须经双方书面同意。

Tender  招标

• Parties tender their obligations under the contract (documents and funds) at the time of completion.
  双方在竣工时提交合同规定的义务（文件和资金）。
• If one party breaches the contract, the other party can still tender documents or funds on the day of completion, but not before completion.
  如果一方违约，另一方仍可在竣工当天提交文件或资金，但不能在竣工前提交。

Family Law Act  家庭法

• The seller warrants that Spousal Consent is not required under the provisions of the Family Law Act.
  卖方保证，根据《家庭法》的规定，无需配偶同意。
• However, if the property is a matrimonial home, the non-owner spouse must give written consent by signing the Spousal Consent section.
  但是，如果房产是婚姻住所，非业主配偶必须在配偶同意书部分签字，以表示书面同意。

UFFI

• UFFI (Urea Formaldehyde Foam Insulation) was used in properties built during 1970’s.
  UFFI （尿素甲醛泡沫隔热材料）用于 20 世纪 70 年代建造的房产。
• This clause is a disclosure and warranty from the seller that the seller has not installed UFFI in the building, and UFFI was never used as insulation in the building.
  该条款是卖方的一项披露和保证，即卖方未在建筑物中安装无泡外墙保温材料，也从未在建筑物中使用无泡外墙保温材料作为隔热材料。
• If the property is a unit in a multi-residential building, the provision applies only to the unit and not the entire building.
  如果房产是多层住宅楼中的一个单元，则该规定仅适用于该单元，而不适用于整栋楼。
• Since this representation and warranty survives the closing, the buyer can make a claim against the seller if they later find that the property contains UFFI.
  由于该陈述和保证在成交后仍然有效，因此如果买方后来发现房产含有 UFFI，可以向卖方索赔。

Legal, Accounting and Environmental Advice
法律、会计和环境建议

• The parties agree that the information provided by the brokerages is not to be considered as any expert advice on legal, accounting, and environmental matters.
  双方同意，经纪公司提供的信息不应被视为有关法律、会计和环境问题的任何专家建议。
• If required, the seller and the buyer should be advised to seek third-party professional advice.
  如有需要，应建议卖方和买方寻求第三方专业意见。

Consumer Reports  消费者报告

• This disclosure is required under the Consumer Reporting Act.
  本披露是《消费者报告法》的要求。
• The buyer is informed that a consumer report may be obtained in connection with this agreement, if it is appropriate.
  买方被告知，在适当情况下，可能会获得与本协议有关的消费者报告。

Agreement in Writing  书面协议

• This clause states that if a conflict arises between a pre-printed clause and an inserted clause, the inserted clause takes priority.
  该条款规定，如果预印条款与插入条款发生冲突，则插入条款优先。
• Parties agree that nothing has been ‘said or done’, other than specifically given in the agreement.
  双方同意，除协议具体规定外，没有任何 "言行"。

Time and Date  时间和日期

• This clause specifies that the dates and the timings given in the agreement refer to the place where the property is located.
  该条款规定，协议中的日期和时间是指房产所在地。

Successors and Assigns  继承人和受让人

• In the event that a seller or a buyer dies before completion, the agreement states that their heirs, executors, administrators, successors, and assigns are bound by the terms of the agreement.
  如果卖方或买方在竣工前死亡，协议规定其继承人、遗嘱执行人、遗产管理人、继承人和受让人受协议条款的约束。
• The salesperson should advise their clients to seek legal advice in this matter.
  销售人员应建议客户就此事寻求法律意见。

15.4 Signatures  15.4 签字

Buyer and Seller Signatures
买方和卖方签名

• All parties to the agreement must sign and insert date.
  协议各方必须签字并注明日期。
• For a property in Joint Tenancy by spouses, both owner spouses should sign as Sellers.
  对于配偶共同租用的房产，业主配偶双方均应作为卖方签字。
• The parties must understand that they are signing under seal.
  双方必须明白他们是在盖章后签字。
• If the buyer/seller is a corporation, the officer must sign and use Seal or write “//We have the authority to bind the corporation”.
  如果买方/卖方是公司，高级职员必须签名并使用印章或写上"//我们有权约束公司"。
• In partnership, all partners should sign the agreement.
  在合伙企业中，所有合伙人都应签署协议。

Initials  姓名缩写

• Initials of the buyers and sellers are required at the bottom of every page where signatures are not present.
  在没有签名的地方，每页底部都需要有买卖双方的首字母缩写。
• This ensures that the parties have read and understood the contents of the page.
  这可确保双方已阅读并理解页面内容。
• Initials indicate that the parties agree to the contents of the page being initialed.
  首字母缩写表示双方同意所缩写页面的内容。

Witness  见证人

• Any competent person can sign as witness. If a dispute arises, the witness may be called to testify.
  任何有资格的人都可以作为证人签字。如果出现争议，可传唤证人出庭作证。
• Typically, the salespersons for each party insert their signatures as witness.
  通常情况下，双方的销售人员都会作为见证人签名。
• The witness must be - (i) physically present, (ii) must have attained the age of maturity, and (iii) must be a third party (must not be a party to the contract).
  证人必须：(i) 亲自到场，(ii) 必须达到成年年龄，(iii) 必须是第三方（不得是合同的一方）。
• In case of multiple representation, the same salesperson or salespersons from same brokerage sign as witness.
  在多人代理的情况下，由同一经纪公司的同一位或多位销售人员作为见证人签字。

Spousal Consent  配偶同意

• Spousal Consent is required if the property is a matrimonial home and one of the spouses is not on the title.
  如果房产是婚姻住所，且配偶一方不在产权证上，则需要配偶同意。
• The signatures of the non-owner spouse must also be witnessed.
  非所有者配偶的签名也必须有人见证。

Confirmation of Acceptance
确认接受

• The last party to accept all changes signs and dates this section.
  最后接受所有变更的一方在本节上签字并注明日期。
• This section must be completed before the Irrevocable date and time given on page 1.
  本部分必须在第 1 页给出的不可撤销日期和时间之前填写。
• If the seller accepts the original offer without any changes, then this section is signed by one of the sellers.
  如果卖方接受原始报价，不做任何更改，则本部分由卖方之一签署。
• If this is a counter offer, where the seller has made changes and buyer accepts the changes, then this section is signed by one of the buyers.
  如果是还价，即卖方做出更改，买方接受更改，则本部分由买方之一签署。

Information on Brokerages
经纪人信息

• This section provides information on the listing brokerage and the co-operating brokerage.
  本节提供有关挂牌经纪公司和合作经纪公司的信息。
• In case of multiple representation, or when the listing brokerage is providing customer service to the buyer, the space for the co-operating brokerage is left blank.
  如果是多重代理，或挂牌经纪公司为买方提供客户服务，则合作经纪公司的空格留空。

Acknowledgement  鸣谢

• Each party acknowledges that they have read, understood, and received a Signed copy of Accepted agreement.
  各方确认已阅读、理解并收到协议的签名副本。
• This section is completed after the Confirmation of Acceptance has been signed.
  本部分在签署 "接受确认书 "后填写。
• This section also authorizes the brokerages to forward copies of the accepted agreement to the lawyers of their respective clients.
  本节还授权经纪公司将所接受协议的副本转发给各自客户的律师。
• The lawyers’ information may be completed right away or may be completed later.
  律师信息可以立即填写，也可以稍后填写。

Remuneration/Commission Trust Agreement
薪酬/佣金信托协议

• When two different brokerages are involved in the transaction, the salespersons of each brokerage sign on behalf of their brokerages.
  当交易涉及两家不同的经纪公司时，每家经纪公司的销售人员代表各自的经纪公司签字。
• The Remuneration/Commission Trust Account protects the remuneration of the cooperating brokerage in case of misuse of funds or bankruptcy of the listing brokerage.
  薪酬/佣金信托账户可在资金被滥用或上市经纪商破产的情况下保护合作经纪商的薪酬。
• This section is left blank when there is a multiple representation situation or when the listing brokerage is providing customer service to the buyer.
  在多人代理的情况下，或挂牌经纪公司为买方提供客户服务时，此部分留空。

Electronic Signatures (E-Sign)
电子签名（E-Sign）

• The parties agree to electronic signatures under the Electronic Commerce Act.
  双方同意根据《电子商务法》进行电子签名。
• Salespersons must be careful that all parties to the agreement must consent to electronic signatures.
  销售人员必须注意，协议各方必须同意电子签名。
• The consent is recommended to be in writing but, in certain cases, it can be an implied consent.
  建议以书面形式表示同意，但在某些情况下，也可以是默示同意。

Schedule A  附表 A

• The names of the buyers, the sellers, and the property address must be inserted as reference.
  必须插入买方、卖方的姓名和房产地址作为参考。
• The date on this page is same as on page 1 of the agreement.
  本页上的日期与协议第 1 页上的日期相同。
• More Schedule pages may be added if additional clauses are required, or to attach other documents.
  如果需要附加条款或附加其他文件，可增加附表页数。

Table of Contents  目录

You Simply Can't Go Wrong With MiniCram
使用 MiniCram 绝对不会错

16. COMPLETING THE AGREEMENT OF PURCHASE AND SALE
16.完成买卖合同

16.1 Drafting the Agreement
16.1 起草协议

The Offer Plan  优惠计划

• Offer Mathematics: The SAD formula for the balance due on completion is used to calculate the balance amount to be paid by the buyer on closing date.
  报价数学：成交时应付余款的 SAD 公式用于计算买方在成交日应支付的余款金额。
• Required Dates: The important dates to be identified include the offer date, irrevocable date, requisition date, and the completion date. These dates must be in chronological order.
  必要日期：需要确定的重要日期包括要约日期、不可撤销日期、申购日期和完成日期。这些日期必须按时间顺序排列。
• Information Required on Schedule: The salesperson needs to identify the clauses that would be inserted in the Schedule A, which is a part of every offer.
  附表所需的信息：销售人员需要确定将插入附表 A 的条款，这是每个报价的一部分。
• Additional Information: This includes information on chattels included in the agreement, fixtures excluded from the agreement, rental items that would be assumed by the buyer, HST (‘Included In’ or ‘In Addition To’), and easements (if any).
  附加信息：其中包括协议中包含的动产、协议中不包含的固定装置、买方应承担的租赁项目、HST（"包含在 "或 "附加在 "内）以及地役权（如有）等信息。

Signatures and Initials  签名和缩写

• Once the offer has been drafted and reviewed, the buyers will sign and date the offer on the signature page.
  要约起草和审核完毕后，买方将在签名页上签名并注明日期。
• Offer date is the actual date when the buyers sign the offer. It may be different than the date on the first page of offer.
  报价日期是买家签署报价的实际日期。它可能与报价第一页上的日期不同。
• The buyers will insert their initials at the bottom of every other page and the Schedule to acknowledge that they understand the terms of the offer.
  买方将在每一页的底部和附表上签上自己的姓名缩写，以确认他们理解要约的条款。
• The signatures are typically witnessed by the salespersons.
  签名通常由销售人员见证。
• If the offer is accepted, the sellers sign the offer and insert their initials on every page except the signature page.
  如果要约被接受，卖方要在要约上签字，并在除签字页以外的每一页上写上自己的姓名缩写。
• The last party to accept the terms of the offer signs the Confirmation of Acceptance section, which also includes the date and time of acceptance.
  最后接受要约条款的一方签署 "接受确认 "部分，其中还包括接受日期和时间。
• After this, the Acknowledgement section is completed, and the salespersons sign the Remuneration/Commission Trust Agreement on behalf of their brokerages.
  之后，完成确认部分，销售人员代表其经纪公司签署薪酬/佣金信托协议。

16.2 Inserting Clauses for Terms of the Offer
16.2 为要约条款添加条款

Deposit and Supplementary Deposit
保证金和补充保证金

• The initial deposit paid by the buyer is inserted on the first page of the offer and other supplementary or additional deposit clauses are inserted in the Schedule.
  买方支付的首笔定金载于要约的第一页，其他补充或附加定金条款载于附表。
• The deposit is typically held in a trust account by the seller’s brokerage as per the Agreement of Purchase and Sale.
  根据买卖合同，定金通常由卖方的经纪公司托管在一个信托账户中。
• If the trust account is an interest-bearing account, an appropriate clause would be inserted in the Schedule, giving details on how it is calculated and who will receive it.
  如果信托账户是计息账户，则应在附表中加入适当的条款，详细说明如何计算利息以及谁将收到利息。
• Typically, the buyer receives the interest, but it does not affect the amount of balance due upon completion.
  通常情况下，买方会收到利息，但这并不影响完工后应付的余额。
• When the deposit amount is large, the buyer may request that the amount be placed in a Guaranteed Investment Certificate (GIC).
  当存款金额较大时，买方可要求将该金额存入担保投资证（GIC）。

Supplemental or Additional Deposits
补充存款或额外存款

• Additional deposits are paid by the buyer before the completion date when the amount of total deposit is large, which also increases the chances of acceptance of the offer by the seller.
  当定金总额较大时，买方会在完工日期前支付额外定金，这也增加了卖方接受报价的机会。
• Essential Elements of the Clause: The clause includes the information as follows:
  条款的基本要素：该条款包括以下信息

• Supplemental Deposit by a Specified Date: The clause format is as follows:
  在指定日期前补充存款：条款格式如下

• Additional Deposit Upon Fulfillment/Waiver of a Condition:
  满足/放弃条件时的额外押金：

Balance Due on Completion
竣工时应付余额

• Essential Elements of the Clause: There are six essential elements of this clause -
  条款的基本要素：该条款有六个基本要素
• By Whom: The buyer agrees to pay
  由谁支付买方同意支付
• Amount: a further sum of $$$$qquad\qquad
  金额：另加 $$$$qquad\qquad 。
• Adjustments: subject to adjustments
  调整：可调整
• To Whom: to the seller
  给谁：卖方
• When: on completion of this transaction
  何时：交易完成时
• How: with funds drawn on a lawyer’s trust account in the form of a bank draft, certified cheque, or wire transfer using the Large Value Transfer system.
  如何：以银行汇票、保兑支票或使用大额转账系统电汇的形式从律师信托账户中提取资金。
• Clause Wording: The clause format is as follows:
  条款措辞：条款格式如下

• Calculating the Balance Due: This can be calculated using the SAD method, where $S$$S$SS is Seller Take Back, $A$$A$AA is assumed mortgage, and $D$$D$DD is total of all deposits.
  计算应付余额：可使用 SAD 方法计算，其中 $S$$S$SS 为卖方收回， $A$$A$AA 为假定抵押， $D$$D$DD 为所有存款总额。
  Balance $=$$=$== Purchase Price - Seller Take Back (S) - Assumed Mortgage (A) - Deposits (D)
  余额 $=$$=$== 购买价 - 卖方收回 (S) - 承担抵押 (A) - 存款 (D)
• The amount of the New mortgage is not subtracted whether it is First or Second.
  不论是第一次还是第二次抵押贷款，都不会扣除新抵押贷款的金额。
• If there is Supplementary Deposit clause, then that clause becomes the first clause.
  如果有补充存款条款，则该条款成为第一条款。

Acknowledgements or Agreements
鸣谢或协议

• This clause serves as an acceptance of an existing condition by both parties to an agreement, or an affirmation of a fact that could affect one or more parties to the agreement.
  该条款是协议双方对现有条件的认可，或对可能影响协议一方或多方的事实的确认。
• An acknowledgement is simply a written statement by one or more parties that something exists or does not exist.
  确认书只是一方或多方关于某事物存在或不存在的书面声明。
• This helps avoid assumptions and clarify items that could lead to misunderstanding.
  这有助于避免假设并澄清可能导致误解的事项。
• No Warranty on Chattels: This clause is used when the seller does not provide any warranties on appliances.
  动产无担保：该条款适用于卖方不提供任何电器担保的情况。

• Water Access: Used for a cottage in an island which has no road access:
  水上交通：用于岛上没有道路的别墅：

• Discharge of Existing Mortgage: This clause makes the seller aware that it is his/her responsibility to discharge the existing mortgage and a fee or penalty may be payable for early discharge.
  解除现有抵押：该条款让卖方意识到，解除现有抵押是卖方的责任，提前解除抵押可能需要支付费用或罚款。

• Growth Manufacture of Illegal Substances: This clause makes the buyer aware that the subject property was being used for growth or manufacture of illegal substances.
  非法物质的生长制造：该条款使买方意识到标的物曾被用于种植或制造非法物质。

• Kitec Plumbing: This clause makes that buyer aware that the home has Kitec (PEX) plumbing.
  Kitec 冷热水管道：该条款让买方了解房屋安装了 Kitec（PEX）冷热水管道。

• Underground Fuel Tank: This clause is used to assure the buyer that the old underground oil tank has been removed and the contaminated soil cleaned up by the seller.
  地下油罐：该条款用于向买方保证旧的地下油罐已被卖方拆除，受污染的土壤已被卖方清理干净。
  The buyer acknowledges that there was an underground fuel tank on the property that has been removed and the seller agrees to provide to the buyer, at the seller’s own expense, by no later than
  买方承认，该物业曾有一个地下油箱，但已被拆除，卖方同意自费向买方提供该油箱，最迟不晚于
  $$$$qquad\qquad p.m. on the $$$$qquad\qquad day of, 20 _ evidence that a contractor registered under the Technical
  $$$$qquad\qquad 日 $$$$qquad\qquad 下午__________________________________________根据《技术规范》注册的承建商的证据
  

  

  
  has removed the said fuel oil tank, assessed the soil surrounding the underground fuel oil tank for contamination and cleaned and removed any contamination.
  已拆除了上述燃料油箱，评估了地下燃料油箱周围土壤的污染情况，并清理和清除了任何污染。
• Ontario Heritage Act Designation: This clause is used to make the buyer aware that the property is designated as a Heritage Property.
  安大略省遗产法指定：该条款用于让买家了解房产已被指定为遗产。

Representation or Warranties
陈述或保证

• The representation and warranty clause is intended to protect either the buyer or the seller regarding an existing fact or event that could be basis for rescinding (terminating) the agreement if found to be false.
  陈述和保证条款旨在保护买方或卖方，使其免受现有事实或事件的影响，如果发现虚假事实或事件，可作为撤销（终止）协议的依据。
• Since all matters in an agreement are merged or extinguished on closing, this clause assures that the seller is responsible for the condition of the property until the date of closing.
  由于协议中的所有事项在成交时合并或消灭，该条款确保卖方在成交日之前对房产状况负责。
• The typical clause wording includes a statement that the representation and warranty will survive and not merge (extinguish) on closing but apply only to the state of the property on the day of closing.
  典型的条款措辞包括声明陈述和保证在交易完成后继续有效，不会合并（消灭），但只适用于交易完成当天的房产状况。
• Chattels and Fixtures: This clause is added to ensure that the chattels and fixtures are in good working order on closing date.
  动产和固定装置：增加该条款是为了确保在成交日动产和固定装置处于良好的工作状态。
• The seller is responsible until the closing date and if there is a problem after closing, the buyer is responsible.
  卖方负责直到成交日，如果成交后出现问题，则由买方负责。

• Swimming Pool: In case there is an inground swimming pool in the property, this clause provides an assurance to the buyer that it meets provincial and municipal requirements:
  游泳池：如果房产内有地下游泳池，该条款可向买方保证游泳池符合省市要求：

• General Representations by the Seller. The buyer may notice water stains on the walls and wants assurance that the home has no water leakage or flooding problem.
  卖方的一般陈述。买方可能会注意到墙壁上的水渍，希望保证房屋没有漏水或水浸问题。

• Specific Time Period: The buyer may want the seller to warrant the condition of the furnace, but the seller may only agree to for as long as the manufacturer’s warranty.
  具体期限：买方可能希望卖方对炉子的状况提供担保，但卖方可能只同意在制造商的担保期限内提供担保。

Directions or Consents  指示或同意书

• This clause gives authority or instruction for a party to take some action or do something to proceed with the agreement.
  该条款授权或指示一方采取某种行动或做某些事情以履行协议。
• Examples:  例如
• The buyer may authorize the seller to deliver notices to the tenants regarding the new owner (buyer).
  买方可授权卖方向租户发送有关新业主（买方）的通知。
• The seller agrees to provide reasonable access during daytime hours to the property for the purpose of a home inspection at the direction of the buyer between ----- (date) ----- to ----- (date) -----, 20xx.
  卖方同意在 20xx 年 ----- (日期) ----- 至 ----- (日期) ----- 期间，根据买方的指示，在白天合理地进入房产进行房屋检查。
• The clause: The clause is written in the following format:
  条款：条款的书写格式如下

Covenants  公约

• A covenant is a promise by one party to the other party and can be either permissive or restrictive.
  契约是一方对另一方的承诺，可以是许可性的，也可以是限制性的。
• This clause is used when there is an enforceable restriction or obligation with the subject property that binds all subsequent buyers.
  如果标的物业存在可强制执行的限制或义务，并对所有后续买家具有约束力，则可使用该条款。
• Permissive Covenant: It may be in terms of a promise by the property owner to do something, such as pay money to use the land.
  许可公约：可以是财产所有人承诺做某事，如支付使用土地的费用。
• For example, a buyer may agree to honour the existing rights granted to the neighbouring properties.
  例如，买方可以同意尊重授予邻近物业的现有权利。
• Restrictive Covenant: It may be in terms of a promise by the property owner that restricts the use of land for a specific purpose.
  限制性公约：它可以是财产所有者限制土地用于特定目的的承诺。
• For example, a buyer may acknowledge that the municipality has a bylaw that restricts renting or leasing the property.
  例如，买方可能承认市政府有限制房产出租或租赁的附则。
• The clause: The clause is written in the following format:
  条款：条款的书写格式如下

Conditions  条件

• A conditional clause requires the occurrence of some event or performance of some act to be fulfilled.
  条件句要求发生某种事件或履行某种行为。
• Common examples of conditional clauses include arranging mortgage financing, home inspection, sale of buyer’s property, arranging insurance, etc.
  有条件条款的常见例子包括安排抵押贷款、房屋检查、出售买方房产、安排保险等。
• Condition Precedents are most commonly used and can be waived or fulfilled.
  条件先例最常用，可以放弃或满足。
• Condition Subsequent, which are mostly used in commercial transactions, are self-fulfilling.
  条件后置大多用于商业交易，是自我实现的。

17. CONDITIONAL CLAUSES  17.条件句

17.1 Types of Conditional Clauses
17.1 条件句的类型

Condition Precedent  先决条件

• The clause wording starts with - ‘This offer is conditional upon …’
  条款措辞的开头是--"本报价以......为条件"。
• The agreement is not legally binding when the Confirmation of Acceptance is signed.
  在签署《接受确认书》时，协议不具有法律约束力。
• There is something yet to be done within specified date and time. For example, the buyer needs to arrange a mortgage loan.
  在规定的日期和时间内，有些事情尚未完成。例如，买方需要安排抵押贷款。
• Elements of the Condition Precedent:
  先决条件的要素：
• Who is to do it? Identifies the party which is required to complete the task. Usually, this is the party for whose benefit the condition is written.
  由谁来做？指明需要完成任务的一方。通常情况下，这是为其利益编写条件的一方。
• Who is to pay for it? Identifies the party which is responsible for the cost of the task.
  由谁来支付？确定负责任务费用的一方。
• What is to be done? Identifies the nature of the due diligence to be completed.
  要做什么？确定要完成的尽职调查的性质。
• Within what time limit? Gives the time limits within which the task is to be completed. The buyer must either send a Notice of Fulfillment of Conditions or a Waiver within given date and time. This makes the agreement a legally binding contract.
  在什么时限内？规定完成任务的时限。买方必须在指定日期和时间内发出 "条件满足通知 "或 "弃权声明"。这使协议成为具有法律约束力的合同。
• What happens if it is not done? Most conditions state that the agreement will become null and void if a notice regarding fulfilment of the condition is not received within the specified time. If the party does not want to proceed with the agreement, no notice is required.
  如果不履行会怎样？大多数条件规定，如果在规定时间内未收到关于满足条件的通知，协议将失效。如果一方不想继续履行协议，则无需通知。
• Can it be waived? The waiver provision allows the party to waive the condition instead of fulfilling it. This waiver must be received within the time period specified.
  可以放弃吗？放弃条款允许当事人放弃该条件，而不是履行该条件。该放弃必须在规定的期限内收到。
• Waiver Provision: The Waiver provision in the clause provides that the party may waive the condition before the specified time.
  放弃条款：条款中的放弃条款规定，当事方可在规定时间之前放弃条件。
• Waiver permits the party to proceed with the transaction should the party determine that the protection provided by the condition is no longer required.
  如果当事方认为不再需要该条件提供的保护，则弃权允许当事方继续进行交易。
• The wording of the waiver reads:
  弃权声明的措辞如下

True Condition Precedent
真实情况先例

• The wording of this condition is similar to the Condition Precedent, but the Waiver provision is not included.
  该条件的措辞与先决条件相似，但不包括弃权条款。
• The condition must be fulfilled for the contract to become legally binding.
  必须满足该条件，合同才具有法律约束力。
• The agreement is not legally binding when the Confirmation of Acceptance is signed.
  在签署《接受确认书》时，协议不具有法律约束力。
• There is something yet to be done within the specified date and time.
  在规定的日期和时间内，有些事情尚未完成。
• A True Condition Precedent is typically used in the following situations:
  真实条件先例通常用于以下情况：
• Mortgage Assumption, which is conditional upon approval of the buyer by seller’s lender.
  按揭抵押（Mortgage Assumption），以卖方贷款人批准买方为条件。
• Sale of a parcel of land, which is conditional upon Consent to Sever by the municipality.
  以市政府同意 Sever 为条件的地块出售。
• A condition that the seller needs to be released from a previous offer.
  卖方需要解除之前出价的条件。
• The agreement becomes legally binding when the Notice of Fulfillment of Conditions is sent by the party who needs to fulfil the condition. A Waiver cannot be used.
  当需要满足条件的一方发出 "满足条件通知 "后，协议即具有法律约束力。不能使用弃权声明。

Condition Subsequent  条件 后续

• The wording starts with - ‘The buyer may terminate this agreement …’
  开头的措辞是--"买方可终止本协议......"。
• The agreement becomes legally binding when the Confirmation of Acceptance is signed.
  签署《接受确认书》后，协议即具有法律约束力。
• No Waiver is necessary as a binding contract already exists.
  由于具有约束力的合同已经存在，因此无需弃权。
• The buyer still has to do something before the date and time given in the condition.
  买方仍需在条件中规定的日期和时间之前采取行动。
• The buyer must send the Notice of Termination if they want to terminate the agreement within the given time limits.
  如果买方希望在规定期限内终止协议，则必须发出终止通知。
• The termination notice can be sent only on the basis of defined circumstances identified in the condition
  终止通知只能根据条件中确定的情况发送
• No action or notice is required if the buyer wants to make the agreement a legally binding contract.
  如果买方希望协议成为具有法律约束力的合同，则无需采取任何行动或发出通知。
• The conditions are deemed to have been waived if no notice of termination is received within the specified time period.
  如果在规定期限内未收到终止通知，则视为放弃条件。
• In case the condition requires the consent of a third party to be fulfilled, which is essentially a True Condition Precedent, it cannot be written as a Condition Subsequent.
  如果条件需要第三方的同意才能满足，本质上属于真正的先决条件，则不能将其写成后置条 件。

Common Conditions in a Residential Offer
住宅要约中的常见条件

• Arranging mortgage financing - New, Seller Take Back (STB), or Mortgage Assumption.
  安排按揭融资--新建、卖方收回（STB）或按揭抵押。
• Having the home inspection done by a professional home inspector.
  请专业验房师验房。
• Confirmation that insurance can be obtained for rural property or a property with outdated systems.
  确认农村财产或系统陈旧的财产可以获得保险。
• Sale of buyer’s property.
  出售买方财产。
• Review of condominium status certificate by buyer’s lawyer.
  由买方律师审查公寓状况证明。
• Fire and building code compliance for a multi-unit building.
  多单元建筑的消防和建筑规范合规性。
• Testing of well and septic tank in rural properties.
  检测农村地区的水井和化粪池。
• Confirming legal status of dock or boathouse for a waterfront property
  确认海滨物业码头或船库的法律地位
• Obtaining building permit or availability of services for vacant land.
  为空地获取建筑许可证或服务。

17.2 Financing Conditions
17.2 融资条件

Arranging a New Mortgage
安排新的抵押贷款

• This condition is included for arrangement of New First/Second Mortgage by the buyer at Buyer’s Own Expense.
  此条件包括由买方自费安排新的第一次/第二次抵押贷款。
• The given amount includes the wording ‘Not Less Than’ to specify the minimum loan.
  给出的金额包括 "不少于 "字样，以说明最低贷款额。
• If there are two mortgage loan conditions included in the offer, then the amount should be written as ‘Not More Than’ in order to prevent over-financing of the property.
  如果要约中包含两个按揭贷款条件，则应将金额写为 "不超过"，以防止房产过度融资。
• The annual interest rate includes the wording ‘Not More Than’ to specify the maximum interest rate.
  年利率包括 "不超过 "字样，以明确最高利率。
• The words 'Calculated Semi-annually, Not in Advance’ are written to comply with The Interest Act.
  每半年计算一次，不得提前计算 "的字样是为了符合《利息法》的规定。
• The repayment amount is approximate and typically given as ‘Blended Monthly’ payments.
  还款额为近似值，通常为 "混合月 "还款额。
• The term is given as ‘Not Less Than’ to specify the minimum term of the loan.
  期限为 "不少于"，以规定贷款的最短期限。
• The name of the lender need not be specified in the condition and the Amortization period is optional.
  贷方名称无需在条件中注明，摊销期也可自行选择。
• Clause Format:  条款格式：

New Mortgage Satisfactory to the Buyer
令买方满意的新抵押贷款

• This format allows the buyer to arrange a satisfactory mortgage without providing the details of the amount, the interest rate, or the term.
  这种形式可以让买方在不提供金额、利率或期限等细节的情况下安排满意的抵押贷款。
• There is no need to make changes to the clause in case the purchase price changes during negotiations.
  在谈判过程中，如果购买价格发生变化，也无需对条款进行修改。
• Clause Format:  条款格式：

Assuming an Existing Mortgage
承担现有抵押贷款

• The buyer may assume seller’s existing mortgage if the financing terms are attractive, such as a lower interest rate, as compared to current interest rates.
  如果融资条款具有吸引力，例如与当前利率相比利率较低，买方可以承担卖方现有的抵押贷款。
• However, the seller must be cautioned that unless they are specifically released from the personal covenant by the lender, there is a chance that they may be responsible if the buyer defaults on mortgage payments.
  不过，卖方必须注意，除非贷款人明确解除他们的个人契约，否则如果买方拖欠按揭付款，他们有可能要承担责任。
• The clause must include the name of existing lender, the amount of loan to be assumed, the annual interest rate, the payment amount, and the due date.
  该条款必须包括现有贷款人的名称、承担的贷款额、年利率、付款额和到期日。
• Clause Format:  条款格式：

• Three Essential Parts of Mortgage Assumption clause:
  抵押权转让条款的三个基本部分：
• The first part is an agreement that the buyer is assuming seller’s existing mortgage.
  第一部分是买方承担卖方现有抵押贷款的协议。
• The second part is a condition that the buyer needs to be approved by seller’s lender.
  第二部分是买方需要获得卖方贷款机构批准的条件。
• The third part of the clause is an agreement that the buyer will proceed immediately to make an application to lender and provide required documents.
  条款的第三部分同意买方立即向贷款机构提出申请并提供所需文件。
• Since the condition needs the consent of a third party (the seller’s lender) to be fulfilled, this condition cannot include a waiver provision, and hence, it becomes a True Condition Precedent.
  由于该条件需要第三方（卖方的贷款人）的同意才能满足，因此该条件不能包含弃权条款，从而成为真正的先决条件。
• The buyer must send a Notice of Fulfillment of Conditions to make the agreement a legally binding contract.
  买方必须发出 "条件满足通知书"，使协议成为具有法律约束力的合同。

Impact of Time Frames
时间框架的影响

• Seller’s Market: The conditional time frames may be shorter due to several buyer’s competing for properties and the seller may not want to be tied up with an offer with too many conditions.
  卖方市场：由于有多个买家竞争房产，卖家可能不想被附带过多条件的出价所束缚，因此附带条件的时限可能会缩短。
• Buyer’s Market: The conditional time frames may be longer as the buyers have several properties to choose from, giving them more leverage to negotiate.
  买方市场：由于买方有多处房产可供选择，因此附加条件的时间框架可能会更长，从而为他们提供更多的谈判筹码。
• Time frames may also be impacted by lender requirements regarding documents they need for mortgage commitments, due to insurance arrangement, or due to need for an appraisal.
  由于保险安排或需要评估，贷款人对抵押承诺所需文件的要求也会影响时限。

17.3 Seller Take Back Mortgage (STB)
17.3 卖方收回抵押贷款（STB）

Arranging a Seller Take Back Mortgage (STB)
安排卖方收回抵押贷款 (STB)

• This clause is used when the seller gives a mortgage loan to the buyer and takes back mortgage of the same property.
  该条款用于卖方向买方提供抵押贷款并收回同一房产的抵押贷款。
• This is an Agreement clause and not a conditional clause, which allows for negotiation of more creative terms between the seller and the buyer.
  这是一个协议条款，而不是条件条款，因此卖方和买方可以通过谈判达成更具创造性的条款。
• The Seller Take Back mortgage is typically a second mortgage.
  卖方收回抵押贷款通常是第二次抵押贷款。
• In some cases, the STB is first mortgage while the buyer may arrange a second mortgage from another lender.
  在某些情况下，STB 是第一抵押，而买方可能会从另一家贷款机构安排第二抵押。
• Clause Format:  条款格式：

Benefits of STB to the Seller
STB 对卖方的好处

• The seller may earn a higher interest rate and monthly income resulting in increased return on investment.
  卖方可获得更高的利率和月收入，从而增加投资回报。
• The marketability of the property is improved as STB can be an attractive feature in slow market or for a hard to sell property.
  在市场疲软或难以出售的房产中，STB 可以成为一个有吸引力的特征，从而提高房产的销售能力。
• Sellers providing STB may demand a higher purchase price with attractive terms.
  提供 STB 的卖方可能会要求更高的购买价格和有吸引力的条件。

Benefits of STB to the Buyer
STB 对买方的好处

• Seller Take Back (STB) can be a source of alternate mortgage financing for a buyer who requires additional funds.
  对于需要额外资金的买方来说，卖方收回（STB）可以作为替代抵押融资的一种来源。
• The buyer can save on the costs and timing as compared to financing by a bank or other lender.
  与银行或其他贷款机构融资相比，买方可以节省成本和时间。
• The interest rate and terms of financing can be negotiated with the seller.
  利率和融资条款可与卖方协商。

Additional Clauses with STB
与 STB 的附加条款

• Credit Check:  信用检查：
• This clause may be required with Seller Take Back (STB) mortgage if the seller wants to ensure repayment credibility of the buyer.
  如果卖方希望确保买方的还款信誉，卖方收回（STB）抵押贷款可能需要这一条款。
• The clause specifies that the seller must be satisfied with personal information and creditworthiness of the buyer.
  该条款规定，卖方必须对买方的个人信息和信用度感到满意。
• This condition is for the benefit of the seller and may be waived by the seller.
  这一条件是为了卖方的利益，卖方可以放弃。
• Postponement:  延期：
• This clause is used when there are two mortgage clauses in the agreement.
  该条款用于协议中有两个抵押条款的情况。
• Typically, this clause is used with the second mortgage (and not with the first mortgage).
  通常情况下，该条款用于第二抵押（而非第一抵押）。
• Required: If the first mortgage (New or Assumed) expires or becomes due before the second mortgage.
  需要：如果第一笔抵押贷款（新抵押贷款或承继抵押贷款）在第二笔抵押贷款之前到期。
• Not Required: If the first mortgage does not expire before the second mortgage.
  不需要：如果第一次抵押贷款未在第二次抵押贷款之前到期。
• Prepayment:  预付款：
• Prepayment is a privilege, and not right, given to a mortgagor to pay the loan before the maturity date.
  提前还贷是抵押人在贷款到期日之前偿还贷款的一种特权，而不是权利。
• If nothing is provided in the mortgage document, the mortgagor (the buyer) can only make regular payments during the term.
  如果抵押文件中没有任何规定，抵押人（买方）只能在期限内定期付款。
• Fully Open: Prepay any amount any time.
  完全开放：随时预付任何金额
• Open: Prepay all or part of the principal on the next payment date.
  开放：在下一个付款日预付全部或部分本金。
• Open on Anniversary Date: Pay a percentage of the original principal amount on each anniversary without notice.
  在周年日开放：在每个周年纪念日支付原始本金的一定比例，恕不另行通知。
• Prepayment Subject to Bonus: Prepay a percentage of the original principal amount on each anniversary date, subject to a bonus of a specified number.
  有奖金的预付：在每个周年日预付原本金的一定比例，并有一定数量的奖金。
• Renewal:  更新：
• This clause gives the mortgagor (the buyer) a privilege to renew the STB mortgage once the term is completed, provided that the loan is in good standing.
  该条款赋予抵押人（买方）一项特权，即一旦 STB 抵押期结束，只要贷款状况良好，就可续期。
• The buyer may want to renew on the same interest rate if the rates are increasing but the seller may want to take advantage of the current higher interest rates.
  如果利率上升，买方可能希望以相同的利率续约，但卖方可能希望利用当前较高的利率。
• Over Financing Prevention:
  预防过度融资：
• When the new first mortgage includes the wording 'Not Less Than’ the buyer may borrow more than the specified amount from the lender.
  当新的首次抵押贷款中包含 "不少于 "字样时，买方可以从贷款人处借贷超过规定的金额。
• In case the agreement involves STB mortgage as well, these words are replaced with ‘Not More Than’ to prevent overfinancing.
  如果协议还涉及 STB 按揭，则用 "不超过 "代替，以防止过度融资。
• The following clause can be used in conjunction with STB clause:
  以下条款可与 STB 条款结合使用：

• Right to Sell the Mortgage:
  出售抵押权：
• This condition is included for the protection of the seller in case the seller decides to sell the mortgage to another lender.
  加入这一条件是为了在卖方决定将抵押贷款出售给其他贷款人时保护卖方。
• An acknowledgement or agreement clause can be included for the buyer to ensure that they understand and agree that the mortgage may be sold, and the buyer agrees to provide any information required to sell the mortgage.
  可以为买方加入一个确认或协议条款，以确保他们理解并同意抵押贷款可以出售，并且买方同意提供出售抵押贷款所需的任何信息。
• Discharge of Existing Mortgage:
  解除现有抵押：
• This clause ensures that the seller understands there may be a penalty to discharge their mortgage before expiry of the term.
  该条款可确保卖方了解在期限到期前解除抵押可能会受到处罚。
• This may reduce the net amount the seller will receive from the sale.
  这可能会减少卖方从销售中获得的净额。

17.4 Supplemental Conditional Clauses
17.4 补充性条件条款

Home Inspection  房屋检查

• The home inspection condition is used so that the buyer may hire a professional home inspector to check the condition of the property.
  验房条件的使用是为了让买方可以聘请专业验房师来检查房产的状况。
• As per the wording of the clause, the buyer pays for the cost of home inspection.
  根据该条款的措辞，房屋检查费用由买方支付。
• The clause wording specifies that the inspection report must be satisfactory to the buyer, in buyer’s sole and absolute discretion.
  该条款的措辞规定，检查报告必须令买方满意，由买方自行决定。
• The seller agrees to provide access to the property for the purpose of this inspection.
  卖方同意为此次检查提供进入房产的通道。
• Clause Format:  条款格式：

• An inspection condition may include wording that allows the seller to remedy any deficiencies found during the inspection, subject to a specified cost.
  检查条件可包括允许卖方对检查中发现的任何缺陷进行补救的措辞，但需支付特定费用。
• General Home Inspection: Typical residential home inspection covers the physical structure, electrical system, roofing, plumbing, heating, air conditioning, insulation, and general interior/exterior condition.
  一般房屋检查：典型的住宅房屋检查包括物理结构、电气系统、屋顶、管道、暖气、空调、绝缘和一般内部/外部状况。
• The report specifically includes general and property specific limitations of inspection.
  报告具体包括一般检查限制和具体财产的检查限制。
• The home inspection is not done according to the Ontario Building Code.
  房屋检查不符合《安大略省建筑规范》。
• A standard home inspection does not cover the Water Well or the Septic Tank in rural properties.
  标准的房屋检查不包括农村地区的水井或化粪池。

Obtaining Insurance  获取保险

• This conditional clause allows the buyer to arrange suitable insurance against the risk of fire.
  这一附带条件的条款允许买方安排适当的火灾保险。
• The decision to include this condition is based on the age of the structure, its location, and condition of the property.
  决定是否纳入这一条件的依据是建筑物的年龄、位置和财产状况。
• Situations:  情况：
• A rural property is far from a fire station and the distance will impact the insurance premium.
  农村房产远离消防站，距离会影响保险费。
• Outdated wiring in the property, underground oil tank, or other matters may require remedial action and can impact the insurance premiums.
  物业中的过时电线、地下油罐或其他事项可能需要采取补救措施，并可能影响保险费。
• Due to the nature of the clause, a short time frame is recommended for this condition.
  由于该条款的性质，建议在较短的时间内解决这一问题。

- Clause Format:  - 条款格式：

Sale of Buyer's Property (SBP)
出售买方财产 (SBP)

• This conditional clause makes the agreement conditional upon sale of buyer’s property.
  这一条件性条款使协议以买方房产的出售为条件。
• This clause might include a lengthy time period to fulfill (e.g. 60 or 90 days).
  该条款可能包括较长的履行期限（如 60 或 90 天）。
• An agreement with such a condition is generally accepted by seller in very slow market or if the property is unique.
  在市场非常低迷的情况下，或者如果房产很特殊，卖方一般会接受附带这种条件的协议。
• Clause Format:  条款格式：

• Typically, the SBP clause is followed by an Escape Clause.
  通常情况下，SBP 条款之后会有一个逃避条款。

The Escape Clause  逃避条款

• An Escape Clause is typically used with any condition that involves a lengthy condition in the agreement, such as a condition involving Sale of Buyer’s Property.
  逃避条款通常用于协议中涉及冗长条件的任何条件，如涉及出售买方财产的条件。
• Clause Format:  条款格式：

• The seller can continue to market the property after the Confirmation of Acceptance has been signed.
  在签署《接受确认书》后，卖方可继续推销房产。
• In case the seller receives a better offer, he would give 48/72 hours’ notice to the buyer to waive conditions and make the agreement firm.
  如果卖方收到更好的出价，他会在 48/72 小时内通知买方放弃条件，使协议生效。
• If the buyer does not respond within the given time period, the offer becomes null and void.
  如果买方未在规定时间内做出答复，则报价无效。
• The seller can now sell the property to the other buyer with a better offer.
  卖方现在可以将房产卖给出价更高的另一位买家。

Lawyer's Approval  律师批准

• Some sellers or buyers may refuse to accept any offer unless their lawyer has reviewed the offer and approved the terms included.
  有些卖家或买家可能会拒绝接受任何报价，除非他们的律师已经审查过报价并批准了其中的条款。
• Clause Format:  条款格式：

17.5 Environmental and Zoning Conditions
17.5 环境和分区条件

Oil Tanks  油箱

• Aboveground: This conditional clause allows the buyer to get the aboveground oil tank tested to determine that the tank system is safe and meets the current requirements of the Technical Standards and Safety Authority (TSSA).
  地面：该有条件条款允许买方对地上油罐进行测试，以确定油罐系统是否安全，是否符合技术标准和安全局（TSSA）的现行要求。
• Underground - Seller Has Removed: In this clause, the seller makes a disclosure that the underground oil tank was removed by a contractor licensed by the Technical Standards and Safety Authority (TSSA).
  地下 - 卖方已拆除：在该条款中，卖方披露地下油罐已由技术标准与安全局 (TSSA) 许可的承包商拆除。
• It provides assurance to the buyer that the tank was removed properly, the surrounding soil was tested, and any contamination was removed
  它向买方保证，油罐已被妥善拆除，周围的土壤已被检测，任何污染都已被清除
• Underground - Seller to Remove: In this clause, the seller agrees to get the underground oil tank removed by a contractor licensed by the Technical Standards and Safety Authority (TSSA).
  地下 - 卖方拆除：在该条款中，卖方同意由技术标准和安全局 (TSSA) 许可的承包商拆除地下油罐。

Vermiculite and Asbestos
蛭石和石棉

• This condition is included to ensure that the subject property is not insulated with vermiculite or asbestos.
  加入这一条件是为了确保标的物不使用蛭石或石棉隔热。
• Vermiculite is a mineral that does not burn, and when heated, it expands and is suitable for insulation.
  蛭石是一种不会燃烧的矿物质，加热后会膨胀，适合做隔热材料。
• Vermiculite itself is not a health hazard but it may contain asbestos which when airborne and inhaled can cause health issues.
  蛭石本身不会危害健康，但它可能含有石棉，空气传播和吸入石棉会导致健康问题。
• If the seller is aware that the property is insulated with vermiculite containing asbestos, this fact must be disclosed to the buyer as this is a material latent defect.
  如果卖方知道房产的隔热材料是含有石棉的蛭石，则必须向买方披露这一事实，因为这是一个重大的潜在缺陷。
• There may be a concern if the buyer wants to renovate the property because the dust from broken tiles may become airborne and create health problems.
  如果买方想翻新房产，可能会有顾虑，因为碎瓷砖产生的灰尘可能会飘散在空气中，造成健康问题。
• The buyer may want to get the property inspected, and if the report is not satisfactory to the buyer, they may terminate the agreement.
  买方可能希望对房产进行检查，如果报告不能令买方满意，他们可以终止协议。

Water Well  水井

• Typically, the buyer hires a professional to collect water samples from the actual water supply, which is sent to the local Public Health department for testing.
  通常情况下，买方会聘请专业人员从实际水源中采集水样，然后送到当地公共卫生部门进行检测。
• The buyer has the right to walk away from the agreement if the condition is not fulfilled.
  如果条件未得到满足，买方有权解除协议。
• Three Parts of the Condition:
  条件的三个部分：
• Quantity: There must be adequate water supply to meet the buyer’s household needs,
  数量：必须有足够的供水量来满足买方的家庭需求、
• Equipment: The pump and all related equipment serving the property must be in proper operating condition, and
  设备：水泵和所有相关设备必须处于正常运行状态，并且
• Potability: The buyer can obtain a Bacteriological Analysis of drinking water from the authority having jurisdiction indicating that there is no significant evidence of bacterial contamination.
  可饮用性：买方可从有管辖权的机构获得饮用水细菌分析报告，表明没有明显的细菌污染迹象。

Septic System  化粪池系统

• The buyer of a property with septic system may want to include this conditional clause to make sure that the system is located totally within the property boundaries and meets the setback requirements.
  有化粪池系统的房产买家可能希望加入这一条件条款，以确保化粪池系统完全位于房产边界内，并符合后退要求。
• It also ensures that the septic system is installed correctly and with applicable permits from the municipality.
  它还能确保化粪池系统安装正确，并获得市政当局颁发的相关许可证。
• An additional representation and warranty clause can be included to address the working condition of the septic system.
  另外还可加入一项陈述和保证条款，以解决化粪池系统的工作状况问题。

Zoning  分区

• This clause is used when the buyer wants to apply to the municipality for change in zoning of the property to allow for a different use.
  当买方希望向市政府申请改变房产的分区，以允许不同的用途时，就会用到该条款。
• It can also be used if the buyer wants to apply for a minor variance.
  如果买方想申请小改动，也可以使用它。
• In case the change in zoning or minor variance is not approved, the buyer may not want to proceed with the transaction.
  如果区划变更或小型变更未获批准，买方可能不想继续交易。
• Since the required consent for fulfilment of condition is by a third party (the municipality), the condition becomes a True Condition Precedent.
  由于满足该条件所需的同意是由第三方（市政府）提出的，因此该条件成为真正的先决条件。
• This means that the conditional clause cannot include the waiver provision.
  这意味着有条件条款不能包括弃权条款。

18. COUNTER OFFER AND COMPETING OFFERS
18.还盘和竞争性还盘

18.1 Completing the Offer
18.1 完成要约

Inserting Multiple Clauses
插入多个分句

• When multiple clauses are inserted in the offer, the terms must be clear, easy to understand, and grouped together wherever possible.
  在要约中插入多个条款时，条款必须清晰、易懂，并尽可能组合在一起。
• Pre-printed clauses must be carefully reviewed so that appropriate clauses are inserted in the Schedule.
  必须仔细审查预先印制的条款，以便在附表中插入适当的条款。
• Be concise, avoid vague clauses, reduce wordiness, and be precise and specific.
  要简明扼要，避免含糊不清的条款，减少词藻，做到准确具体。
• Offer may be redrafted, if necessary, to present the clauses in a logical sequence.
  如有必要，可重新起草报价，以便按逻辑顺序提出条款。

Stacked Conditions  堆叠条件

• Several conditions can be stacked one over another when they have the same date and time for fulfillment.
  当几个条件的实现日期和时间相同时，它们可以叠加在一起。
• All stacked conditions must be either Precedent type or Subsequent type.
  所有堆叠条件必须是前置类型或后续类型。
• The conditions are written in the sequence of the tasks to be completed.
  条件是按照要完成任务的顺序编写的。
• Typical Format:  典型格式：
  "This offer is conditional upon:
  "这项提议是有条件的：

1. The Buyer arranging a new first mortgage…
   买方安排新的首次抵押贷款...
2. The inspection of the subject property by a home inspector…
   房屋检查员对标的物业的检查...

18.2 REBBA Requirements for Counter Offers
18.2 REBBA 对还价的要求

Copies of Offers  要约副本

• According to REBBA, a valid offer must be in writing and signed by the buyers, otherwise a salesperson cannot indicate that they have an offer.
  根据 REBBA 的规定，有效要约必须以书面形式提出，并由买方签字，否则销售人员不能表明他们已提出要约。
• The brokerage must convey all written offers and counter offers to the client as soon as practically possible.
  经纪公司必须尽快向客户传达所有书面报价和还价。
• The registrant cannot withhold any offer based on identity of the person who sent it or because of the contents of the offer.
  注册人不得因发出要约者的身份或要约的内容而拒绝接受任何要约。
• The registrant cannot decide to accept or reject the offer on behalf of the client.
  注册人不能代表客户决定接受或拒绝要约。
• If an offer is accepted, each brokerage is required to retain a copy of the offer for a minimum period of 6 years.
  如果要约被接受，每家经纪公司都必须保留一份要约副本，至少保存 6 年。
• Retaining Copies: The listing brokerage is required of retain copies of all offers and counter offers that are received.
  保留副本：挂牌经纪必须保留收到的所有报价和还价的副本。
• If the seller rejects the offer without making a counter offer, the listing brokerage must retain a copy of the original offer.
  如果卖方拒绝报价而没有提出还价，挂牌经纪公司必须保留一份原始报价的副本。
• If the seller counters the offer but it is not accepted, the listing brokerage must retain copies of the original as well as counter offers.
  如果卖方反驳报价但未被接受，挂牌经纪公司必须保留原始报价和反驳报价的副本。

Summary Document  摘要文件

• A summary document may be used by the brokerage instead of retaining all offers and counter offers that are not accepted by the seller.
  经纪公司可以使用摘要文件，而不是保留所有未被卖方接受的报价和还价。
• This document can be used in case the brokerage receives the offer, it is made through a brokerage, and the offer did not result in a transaction.
  该文件可用于经纪公司收到要约、通过经纪公司发出要约以及要约未促成交易的情况。
• The summary document must include all information regarding the names of the buyers and sellers, offer dates, names of the brokerages, names of the salespersons, time of receipt, time of offer presentation, and the irrevocable times.
  摘要文件必须包括有关买卖双方姓名、要约日期、经纪公司名称、销售人员姓名、收件时间、要约递交时间和不可撤销时间的所有信息。
• Although a summary document may be used instead of retaining copies of all unaccepted offers, it is not a substitute for the Agreement of Purchase and Sale during negotiations.
  尽管可以使用摘要文件来代替保留所有未接受报价的副本，但在谈判过程中，摘要文件并不能取代买卖协议。

18.3 Offer Negotiations  18.3 报价谈判

Seller's Options on Receiving an Offer
卖方收到报价后的选择

• Accept the Offer: This must be done before the specified Irrevocable time.
  接受报价：必须在指定的不可撤销时间之前完成。
• Counter the Offer: This must be done before the specified Irrevocable time.
  还价：必须在指定的不可撤销时间之前进行。
• Reject the Offer: The seller need not do anything, and the offer automatically becomes null and void when the specified Irrevocable time expires.
  拒绝要约：卖方无需做任何事情，当指定的不可撤销时间到期时，要约自动失效。

Seller Accepts the Original Offer
卖方接受原始报价

• The seller initials at the bottom of all pages and inserts signatures.
  卖方在所有页面底部首字母缩写，并插入签名。
• The salesperson signs as a witness.
  销售人员作为证人签字。
• The Confirmation of Acceptance is signed by one of the sellers.
  接受确认书由卖方之一签署。
• All above steps must be completed before the specified Irrevocable time.
  上述所有步骤必须在指定的不可撤销时间之前完成。

Counter Offer  还价

• A counter offer is a new offer from the seller to the buyer.
  还价是卖方向买方提出的新要约。
• The seller now makes it Irrevocable for the buyer. The word ‘Buyer’ in the Irrevocable clause is replaced with the word ‘Seller’.
  卖方现在规定买方不可撤销。不可撤销条款中的 "买方 "一词改为 "卖方"。
• The seller may extend the Irrevocable time, if required.
  如有需要，卖方可延长不可撤销期限。
• Three Methods to Counter the Offer:
  还价的三种方法：
• Make changes in the original offer, initial all changes, sign the offer, and send it back to the buyer.
  对原始报价进行修改，在所有修改处首字母签名，然后将报价寄回给买方。
• Use the Counter Offer form. In this case, the seller does not sign the original offer but signs the Counter Offer form. Confirmation of Acceptance and Acknowledgement are still signed on the original offer.
  使用还价报价表。在这种情况下，卖方不签署原始报价，而是签署还价报价表。接受确认和确认书仍签署在原始报价上。
• Draft a new offer and send it to the buyer. In this case the seller takes a risk as the buyer may reject the seller’s new offer.
  起草一份新的报价并发送给买方。在这种情况下，卖方要承担风险，因为买方可能会拒绝卖方的新报价。

Typical Changes in a Counter Offer
还价中的典型变化

• Purchase Price: The seller’s price in counter offer may be somewhere in between the list price and the buyer’s offer price.
  购买价格：卖方还价的价格可能介于挂牌价和买方出价之间。
• When the buyer receives the counter offer, they may accept seller’s counter offer or make another counter offer.
  买方收到还价后，可以接受卖方的还价，也可以再次还价。
• Deposit: The amount of deposit is an indication of good faith between the parties and the seller may want to increase this amount if it is too low.
  定金：定金数额是双方诚意的体现，如果定金数额过低，卖方可能希望提高定金数额。
• A deposit with certified cheque increases the chances of acceptance.
  使用保付支票存款会增加被接受的机会。
• Completion Date: A change in completion date for negotiations may impact the financial aspects of the seller or the buyer.
  完成日期：谈判完成日期的变更可能会影响卖方或买方的财务状况。
• For example, the seller may have a firm date for purchase of a new home.
  例如，卖方可能已经确定了购买新房的日期。
• Conditions and/or Terms: The seller may reject certain condition(s) in the offer or may want to insert some other clause or condition.
  条件和/或条款：卖方可能会拒绝要约中的某些条件，或希望加入其他条款或条件。
• Chattels and Fixtures: Salespersons must ensure that there is no confusion regarding chattels included and fixtures excluded.
  动产和固定装置：销售人员必须确保不混淆包括的动产和不包括的固定装置。
• The seller may want to change these items during negotiations.
  卖方可能希望在谈判过程中更改这些项目。

Seller Counters the Original Offer
卖方反驳原始报价

• The most typical method of countering the offer is to make changes to the buyer’s original offer.
  最典型的还价方法是修改买方的原始报价。
• Changes are made to the original offer and initials are inserted on all changes.
  对原始报价进行修改，并在所有修改处填写姓名缩写。
• The seller may extend the original Irrevocable date, if required.
  如有需要，卖方可延长原不可撤销日期。
• The seller initials on the bottom of all pages, inserts signatures, and the salesperson signs as witness.
  卖方在所有页面底部首字母缩写，插入签名，销售人员作为见证人签字。
• The sellers do not sign the Confirmation of Acceptance.
  卖方不在验收确认书上签字。
• The offer is sent back to the buyer before the specified Irrevocable time.
  在规定的不可撤销时间之前，将报价发回买方。
• Assuming that the buyer accepts these changes, the buyer initials all changes confirming the acceptance of changes.
  假定买方接受这些变更，买方在所有变更处草签确认接受变更。
• The Confirmation of Acceptance is now signed by one of the buyers.
  接受确认书现在由买方之一签署。

Acknowledgement  鸣谢

• The parties Acknowledge that they have received copies of the Accepted agreement.
  双方确认已收到接受协议副本。
• Typically, the last party to accept the terms of the offer signs the Confirmation of Acceptance and then signs the Acknowledgement section.
  通常情况下，最后接受要约条款的一方会签署 "接受确认书"，然后签署 "确认 "部分。
• The Address for Service section is completed.
  服务地址部分已完成。
• Lawyer’s information may be completed at this time or at a later date.
  律师信息可在此时或稍后填写。
• Remuneration/Commission Trust Agreement: Salespersons of the listing brokerage and the co-operating brokerage sign the Remuneration/Commission Trust Agreement.
  薪酬/佣金信托协议：挂牌经纪公司和合作经纪公司的销售人员签署薪酬/佣金信托协议。
• This section is left blank in case of multiple representation or when the buyer is a customer of the listing brokerage.
  在多重代理或买方是挂牌经纪公司客户的情况下，此部分留空。

18.4 Multiple/Competing Offers
18.4 多重/竞争报价

REBBA Requirements  REBBA 要求

• All written offers must be presented to the seller in the order they are received.
  所有书面报价必须按照收到的顺序提交给卖方。
• In case of competing offers, the listing brokerage -
  如果出现竞争性报价，挂牌经纪公司必须
• Must disclose the existence of all competing offers to each buyer, and
  必须向每位买方披露所有竞争性报价，并且
• Must not disclose the content of any competing offer to any buyer.
  不得向任何买方透露任何竞争报价的内容。
• If an offer has not been presented to the seller, the buyer may withdraw the offer if they decide not to participate the multiple offer situation.
  如果尚未向卖方提出要约，买方可在决定不参与多重要约的情况下撤回要约。

Competing Offers and Multiple Representation
竞标报价和多重代理

• If there are competing offers and one offer is from the buyer client of the listing brokerage; this creates a multiple offer and multiple representation situation.
  如果存在竞争性报价，而其中一个报价来自挂牌经纪公司的买方客户，这就会产生多重报价和多重代理的情况。
• A disclosure of multiple representation must be made to all parties.
  必须向各方披露多重代表权。
• Written consent of the parties must be obtained at the earliest practical opportunity but before an offer is presented.
  在提出要约之前，必须尽早获得各方的书面同意。
• In this situation, if there is some remuneration negotiation with the seller, this must be disclosed to the buyers from other co-operating brokerages.
  在这种情况下，如果与卖方进行了报酬谈判，则必须向其他合作经纪公司的买方披露。

Risk and Strategies for the Buyer
买方的风险和策略

• Small details in the buyer’s offer can impact a seller’s decision when reviewing the offer.
  买方报价中的小细节会影响卖方在审核报价时的决定。
• Best Offer First: In a seller’s market, the sellers tend to look at the best offer first and there is little room for negotiations.
  最优惠报价优先：在卖方市场，卖方倾向于首先考虑最优惠的报价，几乎没有谈判的余地。
• The buyer should be advised to make their offer strong after a research of comparable sales in the subject neighbourhood.
  应建议买方在对标的物附近的可比销售进行研究后，再提出强有力的报价。
• Pre-approved Mortgage: If the buyer has a pre-approved mortgage, combined with a large down payment, it will increase the chances of acceptance.
  预先批准的抵押贷款：如果买方有预先批准的抵押贷款，再加上大额首付，就会增加被接受的机会。
• Deposit: A large deposit with a certified cheque gives the seller more confidence about the seriousness of the buyer.
  定金：用保付支票支付大额定金可使卖方对买方的认真程度更有信心。
• This also indicates that the chances of mortgage approval are strong.
  这也表明，抵押贷款获得批准的机会很大。
• Proof of Funds: Whether the offer includes a financing condition or not, the chances of acceptance of offer are increased if the seller gets an assurance that the buyer has sufficient funds available to complete the transaction.
  资金证明：无论要约是否包含融资条件，如果卖方能保证买方有足够的资金完成交易，要约被接受的几率就会增加。
• Completion Date: Buyers should pay attention to the completion date given in the listing.
  完工日期：买家应注意房源信息中给出的竣工日期。
• Conditions: In a multiple offer situation, an unconditional or firm offer is desirable by sellers.
  条件：在多次出价的情况下，卖家需要无条件或确定的出价。
• However, the buyer needs to be cautious about the risks associated with an unconditional offer.
  不过，买方需要谨慎对待无条件要约的相关风险。
• Inclusions: The buyer might want to leave out some chattels included if they are insignificant.
  不包括物：如果某些动产无关紧要，买方可能希望将其排除在外。
• Irrevocable: A right price combined with a short irrevocable time can put the buyer in a strong negotiating position in a multiple offer situation.
  不可撤销：合适的价格加上较短的不可撤销时间，可以让买方在多次报价中处于有利的谈判地位。

Risk and Strategies for the Seller
卖方的风险和策略

• Irrevocability: The seller must be made aware of irrevocable time in each competing offer as several offers may appear to be similar.
  不可撤销性：必须让卖方了解每个竞争报价中的不可撤销时间，因为几个报价可能看起来很相似。
• Presentation Time: The seller may ask the salesperson to withhold offer presentation until a specific day and time to have as many buyers view the property and make offers.
  出价时间：卖方可能会要求销售人员在特定日期和时间之前暂缓出价，以便让尽可能多的买家看房并出价。
• During this time, offers can be registered but no offers are presented.
  在此期间，可以注册优惠，但不提供优惠。
• Property Inspection: The seller can have the property inspected and make the report available to buyers, which may result in fewer conditions and a higher offer price.
  物业检查：卖方可以对房产进行检查，并将报告提供给买方，这样可能会减少条件限制，提高出价。

Three possibilities  三种可能性

• The seller has three options in case of multiple offers, and each has different consequence.
  如果出现多个出价，卖方有三种选择，每种选择都有不同的后果。
• Possible actions by sellers during offer negotiations -
  卖方在报价谈判中可能采取的行动
• One Offer Accepted - It may be conditional, and the condition may not be fulfilled.
  接受一份报价 - 这可能是有条件的，而且条件可能无法满足。
• One Offer Countered - This buyer may wait until the Irrevocable time expires and the offer becomes Null and Void.
  一个要约被反驳 - 该买方可以等待，直到不可撤销时间到期，要约变为无效。
• All Offers Rejected - All buyers may look for other properties.
  拒绝所有出价 - 所有买家可寻找其他房产。
• Real Risk: The seller must not counter more than one offer at a time as more than one buyer may accept the counter offer.
  真实风险：卖方不得同时反击一个以上的报价，因为可能会有多个买方接受反击报价。
• This may result in competing contracts and lawsuits as the seller cannot sell the property to two buyers.
  这可能会导致竞争性合同和诉讼，因为卖方不能将房产卖给两个买方。
• This strategy should never be seriously considered.
  千万不要认真考虑这种策略。

19. ADDITIONAL DOCUMENTS AND LEGAL OBLIGATIONS
19.补充文件和法律义务

19.1 Additional Sale Related Documents
19.1 其他销售相关文件

Amendment to Agreement of Purchase and Sale
买卖协议修正案

• An Amendment to Agreement of Purchase and Sale form is used by the parties to make changes to an accepted agreement.
  购销协议修订表用于双方对已接受的协议进行修改。
• The wording being deleted is inserted exactly as in the original agreement.
  所删除的措辞与原协议中的措辞完全相同。
• New wording, which is to be added to the agreement, is inserted.
  在协议中加入了新的措辞。
• A new irrevocable date and time are inserted.
  插入新的不可撤销的日期和时间。
• The party making the changes signs the amendment form before it is sent to the other party.
  进行修改的一方在修改表上签字，然后再将其发送给另一方。
• If the changes are not accepted or a counter offer is not made by the other party within the irrevocable time, the amendment becomes null and void and the original agreement remains effective.
  如果在不可撤销的期限内，对方未接受修改或未提出还价，则修改无效，原协议仍然有效。
• If changes are acceptable, the other party signs the Confirmation of Acceptance and the Acknowledgement sections.
  如果可以接受更改，另一方将在 "接受确认 "和 "确认 "部分签字。

Notice of Fulfillment of Conditions
条件满足通知

• This form is used to notify a party that a Condition Precedent or a True Condition Precedent has been fulfilled.
  本表用于通知一方先决条件或真实先决条件已满足。
• When signed by all parties, this form makes the Agreement of Purchase and Sale a legally binding contract.
  各方签字后，本表即成为具有法律约束力的买卖合同。
• The form must be sent by the party which was to fulfill the condition before the date and time specified in the condition to notify the other party.
  该表格必须由履行条件的一方在条件规定的日期和时间之前寄出，以通知另一方。
• When completing this form, a cross reference is given to the original agreement, the condition(s) being fulfilled is/are inserted, and the parties sign the form.
  在填写本表时，应对照原始协议，填写正在履行的条件，然后双方在本表上签字。
• The Acknowledgement must be signed either by the party or the brokerage before the expiry of the time period specified in the condition.
  确认书必须由当事人或经纪商在条件规定的期限到期前签署。
• Copies of the signed notice are provided to each party and the brokerages retain a copy for their records.
  签署的通知副本将提供给每一方，经纪公司保留一份副本作为记录。

Waiver  豁免

• This form is typically used by the buyer before expiry of the conditional date to remove one or more conditions in the agreement.
  买方通常在附带条件的日期到期前使用此表格来取消协议中的一个或多个条件。
• As with the Notice of Fulfilment of Conditions, this form makes the agreement a legally binding contract.
  与 "条件满足通知 "一样，该表格使协议成为具有法律约束力的合同。
• However, this form cannot be used with True Condition Precedent and it is not required for a Condition Subsequent.
  但是，该表格不能与真实先决条件一起使用，也不是后继条件所必需的。
• When completing this form, a cross reference is given to the agreement, the condition(s) being waived is/are inserted, and the parties sign the form.
  填写本表时，应对照协议，填写放弃的条件，并由双方在本表上签字。
• The Acknowledgement must be signed either by the party or the brokerage before the expiry of the time period specified in the condition.
  确认书必须由当事人或经纪商在条件规定的期限到期前签署。
• Copies of the signed notice are provided to each party and the brokerages retain a copy for their records.
  签署的通知副本将提供给每一方，经纪公司保留一份副本作为记录。

Mutual Release  相互释放

• This Mutual Release form is used by parties when the agreement fails due to non-fulfillment of conditions, or when the parties want to terminate a legally binding agreement.
  当协议因条件未得到满足而失败时，或当双方希望终止具有法律约束力的协议时，双方可使用此相互解除协议表。
• This releases the parties from the obligations under the contract (Agreement of Purchase and Sale).
  这就解除了双方在合同（《买卖合同》）项下的义务。
• This form also authorizes the listing brokerage to withdraw the deposit from its Real Estate Trust Account and return it to the buyer.
  此表还授权挂牌经纪公司从其房地产信托账户中提取押金并退还给买方。
• When completing this form, a cross reference is given to the agreement, the terms for disbursement of deposit are inserted, and an irrevocable time period is provided.
  填写此表时，应对照协议，插入支付押金的条款，并规定不可撤销的期限。
• The party receiving the Mutual Release signs and dates the form and the Confirmation of Acceptance section.
  接受互免协议的一方在表格和 "接受确认 "部分签字并注明日期。
• The form is signed by the broker of records of both the listing brokerage and the cooperating brokerage.
  该表格由挂牌经纪公司和合作经纪公司的记录经纪人签署。
• Copies of the form are provided to all parties and are also retained by both brokerages.
  表格副本将提供给所有各方，并由双方经纪公司保留。

Termination of Agreement by Buyer
买方终止协议

• This form is used when the buyer initiates the termination of a legally binding agreement.
  该表格用于买方提出终止具有法律约束力的协议时使用。
• This form is typically accompanied by the Mutual Release form.
  该表通常附有相互免责声明表。

Termination of Agreement by Seller
卖方终止协议

• This form is used when the seller initiates the termination of a legally binding agreement.
  该表格用于卖方提出终止具有法律约束力的协议时使用。
• This form is typically accompanied by the Mutual Release form.
  该表通常附有相互免责声明表。

19.2 Requirements Under REBBA
19.2 REBBA 的要求

Disclosure of Sale/Purchase by a Registrant
注册人出售/购买信息披露

• When a registrant is purchasing (acquisition) or selling (disposition) real estate with direct or indirect interest, a written disclosure must be made to the other party and signed acknowledgement must be received.
  当注册人购买（获取）或出售（处置）具有直接或间接利益的房地产时，必须向对方作出书面披露，并收到对方的签字确认。
• The disclosure notice must include -
  披露通知必须包括
• A statement that the individual is a salesperson, broker, or brokerage.
  个人是销售人员、经纪人或经纪商的声明。
• Full disclosure of all known facts that may affect the value of the property.
  充分披露可能影响房产价值的所有已知事实。
• Details of negotiations with any third-party for subsequent sale of the property.
  与任何第三方就房产后续销售进行谈判的详细情况。

Written Directions from a Seller
卖家的书面说明

• REBBA requires that the brokerage must convey all written offers to the client at the earliest practical opportunity regardless of the person making the offer, the contents of the offer, and the nature of remuneration.
  REBBA 要求经纪人必须尽早向客户传达所有书面要约，无论要约人、要约内容和报酬性质如何。
• In some situations, the brokerage may have written directions from the client to delay receiving an offer.
  在某些情况下，经纪公司可能会收到客户的书面指示，要求推迟接收报价。
• In a typical seller’s market, the seller might direct the brokerage to delay the offers in order to generate competing offers.
  在典型的卖方市场中，卖方可能会指示经纪公司推迟出价，以便产生竞争性出价。
• The advantage is that the seller may be able to receive multiple competing offers.
  这样做的好处是，卖方可能会收到多个相互竞争的出价。
• The disadvantage is that some buyers may not want to wait and/or do not want to get into a competing offer situation.
  缺点是有些买家可能不想等待和/或不想陷入竞争报价的局面。
• Pre-emptive Offers: This occurs in a typical seller’s market when a buyer directs the salesperson to ignore seller’s directions and present the offer prior to the time specified by the seller.
  抢先报价：这种情况发生在典型的卖方市场，即买方指示销售人员无视卖方的指示，在卖方规定的时间之前提出报价。
• The irrevocable time of a pre-emptive offer typically expires before the seller’s offer presentation time.
  先发制人要约的不可撤销时间通常在卖方的要约陈述时间之前到期。

Retention of Documents  文件的保存

• Salespersons may retain copies of sale related documents for their personal records.
  销售人员可保留销售相关文件的副本作为个人记录。
• However, they must ensure that the documents are safeguarded and meet the privacy requirements under the Personal Information Protection and Electronic Documents Act (PIPEDA).
  不过，他们必须确保文件受到保护，并符合《个人信息保护和电子文件法》（PIPEDA）的隐私要求。
• The brokerages must meet document retention requirements under REBBA, which includes additional requirements for the listing brokerage to retain copies of all unaccepted offers.
  经纪公司必须满足 REBBA 规定的文件保留要求，其中包括要求挂牌经纪公司保留所有未接受报价的副本。
• The listing brokerage is permitted to prepare and retain a summary document in lieu of actual offers, which provides detailed information on all offers and/or counter offers that were not accepted by the seller.
  允许挂牌经纪公司准备并保留一份摘要文件，以代替实际报价，该文件将提供卖方未接受的所有报价和/或还价的详细信息。
• The offer process is a closed offer process, which means that offers remain confidential and contents of any offer are not provided to anyone except the seller.
  要约过程是一个封闭的要约过程，这意味着要约是保密的，任何要约的内容都不会提供给除卖方以外的任何人。

Safeguarding Information
保障信息

• All information related to sellers, buyers, potential transactions, and completed transactions must be retained in compliance with the provisions of the Personal Information Protection and Electronic Documents Act (PIPEDA).
  与卖方、买方、潜在交易和已完成交易相关的所有信息都必须按照《个人信息保护和电子文档法》（PIPEDA）的规定予以保留。
• Salespersons may retain ‘shadow files’, which include copies of the relevant documents, notes taken during inspections, and copies of emails or other communication with the clients.
  销售人员可以保留 "影子档案"，其中包括相关文件的副本、检查期间所做的笔记以及与客户的电子邮件或其他通信的副本。
• Types of Information: Personal information of an identifiable individual is that which is easily associated with that person such as their name, address, etc. Sensitive information includes financial information of the person.
  信息类型：可识别个人的个人信息是指容易与此人联系起来的信息，如姓名、地址等。敏感信息包括个人的财务信息。
• Brokerage Policy: Brokerages must have internal privacy policies for handling, retention, and destruction of personal and sensitive information, and a privacy officer must be designated to ensure compliance.
  经纪商政策：经纪公司必须制定处理、保留和销毁个人及敏感信息的内部隐私政策，必须指定一名隐私官来确保合规。
• Mailing List: When creating a mailing list on a website, explicit consent must be obtained for collection of information and to send promotional emails. This must be in compliance with Canada’s Anti-Spam Legislation (CASL).
  邮件列表：在网站上创建邮件列表时，必须获得收集信息和发送促销电子邮件的明确同意。这必须符合加拿大反垃圾邮件法 (CASL)。
• Implementing Safeguards: The sellers and buyers must be informed how the information would be used, written consent for collection of information must be obtained, information should only be used for the purpose it is collected, and adequate security arrangements should be in place to safeguard information.
  实施保障措施：必须告知卖方和买方信息的使用方式，必须获得收集信息的书面同意，信息只能用于收集的目的，并应有适当的安全安排来保护信息。

Trade Record Sheet  贸易记录表

• A Trade Record Sheet is created by each brokerage for its activities which result in a real estate transaction.
  每家经纪公司都会为其促成房地产交易的活动创建交易记录表。
• This document is required irrespective of the fact whether a party is a client or a customer.
  无论当事人是客户还是顾客，都必须提交该文件。
• REBBA specifies the information that must be included in the Trade Record Sheet and it must be signed by the salesperson and the broker of record.
  REBBA 规定了交易记录表中必须包含的信息，并且必须由销售人员和记录经纪人签字。
• A Trade Record Sheet must also be completed when a brokerage receives any payment with respect to a trade including any referral fees or appraisal fees.
  当经纪公司收到与交易有关的任何付款（包括任何介绍费或评估费）时，也必须填写交易记录表。
• When two salespersons from the same brokerage are involved in a transaction, separate Trade Record Sheets are created for the listing salesperson and the co-operating salesperson detailing their remuneration.
  当同一经纪公司的两名销售人员参与交易时，将分别为挂牌销售人员和合作销售人员创建交易记录表，详细记录他们的报酬。
• When the brokerage holds a buyer’s deposit in its real estate trust account, the Trade Record Sheet includes information relating to receipt and distribution of funds.
  当经纪公司在其房地产信托账户中持有买方存款时，交易记录表包括与资金的接收和分配有关的信息。
• Typical Information in Trade Record Sheet:
  贸易记录表中的典型信息：
• Nature of the Trade: Sale, purchase, lease or rent, etc.
  贸易性质：销售、购买、租赁或出租等。
• Description of Real Estate: Municipal address or legal description of the property.
  房地产描述：房产的市政地址或法律描述。
• True Consideration: Purchase price, amount of rent, etc.
  真正的代价：购买价格、租金金额等。
• Parties: Names of the individuals involved in the transaction.
  当事人：参与交易的个人姓名。
• Lawyers: Names and contact information of the lawyers of the sellers and the buyers.
  律师：卖方和买方律师的姓名和联系方式。
• Registrants: Names of the listing brokerage, the co-operating brokerage and their salespersons.
  注册人：挂牌经纪公司、合作经纪公司及其销售人员的姓名。
• Deposit: The amount of deposit and its description.
  押金：押金金额及其说明。
• Remuneration: The amount of remuneration payable to the listing brokerage and the co-operating brokerage.
  酬金：支付给上市经纪公司和合作经纪公司的酬金金额。
• Completion Date: The date when the transaction would be closed.
  完成日期：交易完成日期。

19.3 Document Requirements Under FINTRAC
19.3 FINTRAC 的文件要求

Proceeds of Crime (Money Laundering) and Terrorist Financing Act
犯罪收益（洗钱）和资助恐怖主义法

• This Act is administered by Financial Transactions and Reports Analysis Centre of Canada (FINTRAC).
  本法由加拿大金融交易和报告分析中心（FINTRAC）负责实施。
• It applies to all businesses including real estate brokerages with respect to suspicious activities or transactions.
  它适用于所有企业，包括涉及可疑活动或交易的房地产经纪公司。
• Requirements for Brokerages:
  对经纪人的要求：
• Compliance Officer. Every real estate brokerage must appoint a compliance officer to implement FINTRAC requirements.
  合规官。每家房地产经纪公司都必须任命一名合规官，以执行 FINTRAC 的要求。
• Written Policies: Every brokerage must have written policies and procedures to guide decisions and actions to comply with the provisions of the Act.
  书面政策：每家经纪公司都必须有书面政策和程序来指导决策和行动，以遵守该法案的规定。
• Risk Assessment: Every brokerage must complete a Risk Assessment of their business activities to analyze potential threats and vulnerabilities.
  风险评估：每家经纪公司都必须完成对其业务活动的风险评估，以分析潜在的威胁和漏洞。
• Training: Every brokerage must provide documented and up-to-date training to its employee salespersons and brokers.
  培训：每家经纪公司都必须为其员工销售人员和经纪人提供有记录的最新培训。
• Program Review: Every brokerage must conduct an evaluation every 2 years to check the effectiveness of its compliance program.
  计划审查：每家经纪公司必须每两年进行一次评估，以检查其合规计划的有效性。

Individual Identification
个人识别

• Registrants must know their client and ascertain their identity to ensure that they are not involved in some irregular or suspicious transaction.
  注册人必须了解其客户并确定其身份，以确保他们没有参与某些违规或可疑的交易。
• A one or two step verification should be carried out from the following documents -
  应根据以下文件进行一到两个步骤的核查--
• Photo Identification: A valid government issued photo ID should be viewed and the client name, ID type (driver license, passport, etc.), issuing jurisdiction, expiry date, etc. should be recorded.
  带照片的身份证明：应查看带有照片的政府签发的有效身份证件，并记录客户姓名、身份证件类型（驾驶执照、护照等）、签发辖区、有效期等信息。
• Credit File: The credit file of the client may also be checked (minimum 3 years record from Equifax of TransUnion) to verify information such as name, address, date of birth, etc.
  信用档案：还可检查客户的信用档案（Equifax 或 TransUnion 提供的至少 3 年的记录），以核实姓名、地址、出生日期等信息。
• Dual Process: Two or three different and reliable source documents from CRA or other government agency should be checked for verification (Tax Assessment Notice from CRA, T4 slips, Record of Employment, date of birth certificate, etc.).
  双重程序：应检查两到三份来自加拿大税务局或其他政府机构的不同且可靠的来源文件进行核实（加拿大税务局的税务评估通知、T4 单、就业记录、出生日期证明等）。
• The source document being used for identification must be current and not an expired one.
  用于身份验证的原始文件必须是最新的，不能是过期文件。

Additional Considerations for Individual Identification
个人身份识别的其他考虑因素

• Previously Identified Clients: A client who was previously identified need not be identified again and a photocopy of the previous form may be kept in the transaction file.
  以前识别的客户：先前已确认身份的客户无需再次确认身份，先前表格的复印件可保存在交易档案中。
• Unrepresented Individuals: It is recommended that an unrepresented seller or buyer should be identified.
  无代表个人：建议确定无代表的卖方或买方。
• However, if the individual refuses to provide identification information, a note should be made along with the date of refusal, the reason for refusal, and the steps taken for obtaining identification.
  但是，如果个人拒绝提供身份信息，则应注明拒绝日期、拒绝原因以及为获得身份信息而采取的步骤。
• Salespersons may also need to consider any requirement for a Suspicious Transaction Report (STR) to FINTRAC.
  销售人员可能还需要考虑向美国金融交易和报告分析中心（FINTRAC）提交可疑交易报告（STR）的要求。
• Excluded Activities: Activities related to residential and commercial property management are excluded from identification requirements.
  不包括的活动：与住宅和商业物业管理有关的活动不在鉴定要求之列。

Identifying Corporations, Businesses, and Third Parties
识别公司、企业和第三方

• Foreign Clients: If the registrant cannot personally meet a foreign client, an agent or mandatary must be used who has identified the foreign client on behalf of the registrant.
  外国客户：如果注册人不能亲自会见外国客户，则必须使用代表注册人确认外国客户身份的代理或委托人。
• Third Parties: A third-party is that who is not interacting directly with the registrant but is supplying funds or giving instructions for a real estate purchase.
  第三方：第三方是指与注册人没有直接互动，但为房地产购买提供资金或发出指示的人。
• The date of birth, address, principal business, corporation number (if applicable), and the relationship with the client should be verified.
  应核实出生日期、地址、主要业务、公司编号（如适用）以及与客户的关系。
• Businesses: Registrants must verify the business relationship with the same client, which occurred within the previous 5 years, and identification verification was performed for at least two transactions.
  企业：注册人必须核实与同一客户在过去 5 年内发生的业务关系，且至少对两笔交易进行了身份核实。
• For real estate registrants, a business relationship is established the first time they are required to identify their clients.
  对于房地产注册人来说，第一次被要求确认客户身份时，业务关系就已经建立。
• Identify of an Entity: Salespersons, brokers, and developers must be able to confirm the accuracy of identification information and keep records of the steps taken to verify the accuracy of information.
  识别实体：销售人员、经纪人和开发商必须能够确认身份信息的准确性，并保留为确认信息准确性所采取步骤的记录。
• For all entities, the information confirming the ownership, control, and structure of the entity must be obtained.
  对于所有实体，必须获得确认实体所有权、控制权和结构的信息。
• They must obtain the following information about beneficial ownership -
  他们必须获得以下有关实际所有权的信息
• Corporations: Names of all directors and names and addresses of anyone who owns or controls $25\mathrm{\%}$$25\mathrm{\%}$25%25 \% or more shares.
  公司：所有董事的姓名以及拥有或控制 $25\mathrm{\%}$$25\mathrm{\%}$25%25 \% 或更多股份的任何人的姓名和地址。
• Widely Held or Publicly Traded Trusts: Names of all trustees and names and addresses of anyone who owns or controls $25\mathrm{\%}$$25\mathrm{\%}$25%25 \% or more units of the trust.
  广泛持有或公开交易的信托：所有受托人的姓名，以及拥有或控制 $25\mathrm{\%}$$25\mathrm{\%}$25%25 \% 个或更多信托单位的任何人的姓名和地址。
• For Trusts: Names and addresses of all trustees, beneficiaries, or settlors of the trust.
  信托信托的所有受托人、受益人或委托人的姓名和地址。
• Other Entities: Names and addresses of anyone who owns or controls $25\mathrm{\%}$$25\mathrm{\%}$25%25 \% or more of the entity.
  其他实体：拥有或控制 $25\mathrm{\%}$$25\mathrm{\%}$25%25 \% 或更多实体的任何人的姓名和地址。
• Business Relationship with Individuals: Determine if the person is a Politically Exposed Person (PEP), foreign or domestic, Head of International Organization (HIO), or a family member or close associate of any of these.
  与个人的业务关系：确定此人是否为国内外政治公众人物 (PEP)、国际组织负责人 (HIO)，或上述人员的家庭成员或关系密切者。
• This must be done at the time of entering into a business relationship and time-to-time during the business relationship.
  在建立业务关系时以及在业务关系存续期间都必须这样做。
• Salespersons and brokers must take action to confirm if the person from whom they receive $\mathrm{\$}100,000$$\mathrm{\$}100,000$$100,000\$ 100,000 or more in cash of virtual currency is a PEP, HIO, a family member or close associate of these or not.
  销售人员和经纪人必须采取行动，确认从他们那里收到 $\mathrm{\$}100,000$$\mathrm{\$}100,000$$100,000\$ 100,000 或更多虚拟货币现金的人是否是 PEP、HIO、这些人的家庭成员或关系密切者。

Using an Agent or Mandatary
使用代理人或委托人

• An agent or mandatary is used when it is not possible to directly verify the identity of the client who is outside Ontario or Canada.
  当无法直接核实安大略省或加拿大境外客户的身份时，可使用代理人或委托人。
• One of the three identification methods; photo ID, credit file, or the dual process, must be used to verify the client’s identity.
  必须使用三种身份验证方法之一（带照片的身份证、信用档案或双重程序）来验证客户的身份。
• The brokerage must retain information regarding full name of the mandatary, the method used for identification, information collected, and a copy of the agreement with the agent or mandatary.
  经纪公司必须保留有关委托人全名、识别方法、收集的信息以及与代理人或委托人协议副本的信息。

Risk Assessment  风险评估

• All clients whether they are individuals, corporations, or other entities must be assessed based on their level of risk in relation to their being involved in money laundering or terrorist financing.
  所有客户，无论是个人、公司还是其他实体，都必须根据其涉及洗钱或资助恐怖主义的风险程度进行评估。
• The assessment can include client groups based on profiles that share similar characteristics according to brokerage policies.
  根据中介政策，评估可包括基于具有相似特征的概况的客户群体。
• When a client is high-risk, the brokerage may obtain additional information about the client, their source of funds, and the reason for the transaction.
  当客户属于高风险客户时，经纪公司可能会获取有关客户、其资金来源以及交易原因的更多信息。
• Business Relationship: Ongoing business relationships (when there are 2 or more transactions with the same client within 5 years) with individuals, corporations, or other entities must be regularly monitored.
  业务关系：必须定期监控与个人、公司或其他实体的持续业务关系（5 年内与同一客户进行 2 次或 2 次以上交易）。
• Business Relationship Established: An individual sells a property and then purchases another property through a brokerage. These are considered two transactions.
  建立业务关系：个人出售一处房产，然后通过中介购买另一处房产。这被视为两项交易。
• Business Relationship Not Established: An individual sells a property through a brokerage and then leases another property through the same brokerage. Leasing does not require client identification. There is only one transaction.
  未建立业务关系：个人通过经纪公司出售一处房产，然后通过同一经纪公司租赁另一处房产。租赁不需要客户身份验证。只有一笔交易。

Reporting  报告

• Large Cash Transaction Report (LCTR): This applies when a registrant receives $10,000 or more in actual cash in a single transaction or multiple transactions within 24 hours.
  大额现金交易报告 (LCTR)：当注册人在 24 小时内的单笔交易或多笔交易中收到 10,000 美元或更多的实际现金时适用。
• The LCTR must be submitted to FINTRAC within 15 days of receipt.
  LCTR 必须在收到后 15 天内提交给 FINTRAC。
• Large Virtual Currency Transaction Report (LVCTR): If a registrant has received $\mathrm{\$}10,000$$\mathrm{\$}10,000$$10,000\$ 10,000 or more in virtual currency in a single transaction, it must be reported to FINTRAC.
  大额虚拟货币交易报告 (LVCTR)：如果注册人在单笔交易中收到 $\mathrm{\$}10,000$$\mathrm{\$}10,000$$10,000\$ 10,000 或更多虚拟货币，则必须向 FINTRAC 报告。
• The LVCTR must be submitted to FINTRAC within 5 business days of receipt.
  LVCTR 必须在收到后 5 个工作日内提交给 FINTRAC。
• Suspicious Transaction Report (STR): This report must be submitted to FINTRAC when a registrant has reasonable grounds to believe that a financial transaction is related to money laundering or terrorist financing.
  可疑交易报告 (STR)：当注册人有合理理由认为某项金融交易与洗钱或资助恐怖主义有关时，必须向美国金融交易和报告分析中心提交该报告。
• The STR must be submitted as soon as possible after determining a suspicious transaction.
  在确定可疑交易后，必须尽快提交可疑交易报告。
• There is no such requirement that money was actually involved in the transaction and whether the incident was verified or not.
  至于交易中是否确实涉及金钱以及事件是否经过核实，则没有这样的要求。
• Terrorist Property Reporting (TPR): This report is submitted to FINTRAC immediately after the registrant knows or believes that the property they are dealing with is owned, or controlled by, or on behalf of a terrorist or a terrorist group.
  恐怖分子财产报告 (TPR)：在注册人知道或相信他们正在处理的财产为恐怖分子或恐怖团体所有、控制或代表恐怖分子或恐怖团体时，应立即向金融交易和报告分析中心提交该报告。
• The registrant must also immediately inform the RCMP or CSIS.
  登记人还必须立即通知加拿大皇家骑警或加拿大安全情报局。

Record Keeping  记录保存

• The brokerage must retain the following records for a minimum period of 5 years -
  经纪公司必须至少保留 5 年以下记录
• Client identification documents.
  客户身份证件。
• Receipt of Funds, including cash receipts.
  资金收讫，包括现金收讫。
• Suspicious Transaction Reports (STR).
  可疑交易报告 (STR)。
• Large Cash Transaction Reports (LCTR).
  大额现金交易报告（LCTR）。
• Large Virtual Currency Transaction Report (LVCTR).
  大额虚拟货币交易报告 (LVCTR)。
• Record of reasonable measures, which were unsuccessful.
  记录未获成功的合理措施。
• The brokerage is not required to retain records of the unrepresented parties.
  经纪公司无需保留无代理当事人的记录。
• There is no time frame for retaining records related to Terrorist Property Report (TPR)
  保留与恐怖分子财产报告 (TPR) 有关的记录没有时间限制

Fraud Prevention  预防欺诈

• Mortgage Fraud: Mortgage fraud occurs when the personal and financial information of an individual is falsified in mortgage applications for approval of loan.
  抵押贷款欺诈：抵押贷款欺诈是指个人在抵押贷款申请中伪造个人和财务信息以获得贷款批准的行为。
• Escalating Price: This involves large scale and complex schemes such as escalating property prices in order to over finance a property.
  价格上涨：这涉及到大规模的复杂计划，如抬高房地产价格，以达到过度融资的目的。
• Property Flipping: This may involve a fraud buyer, fake appraisals, etc. to increase the value significantly and pocket the funds.
  炒房：这可能涉及欺诈买家、伪造估价等，以大幅提高价值并将资金收入囊中。
• Straw Buyers: A ‘straw buyer’ is an individual who is paid to apply for a mortgage on someone else’s behalf.
  稻草买家：稻草买家 "是指受雇代表他人申请抵押贷款的个人。
• Identity Theft: Identity fraud occurs when criminals use stolen credit card numbers, social insurance numbers, bank PINs, etc. to borrow large amounts of money, make major purchases and/or empty bank accounts.
  身份盗窃：身份欺诈是指犯罪分子利用盗取的信用卡号、社会保险号、银行密码等借取大额资金、进行大额消费和/或清空银行账户。
• In real estate, the criminal may steal the items used to get access to electronic land registry system (POLARIS).
  在房地产领域，犯罪分子可能会窃取用于进入电子土地登记系统（POLARIS）的物品。
• They may possibly transfer titles of property, register a discharge of mortgage, or register mortgage lien on some property and get away with the funds.
  他们可能会转移财产所有权、登记解除抵押或登记某些财产的抵押留置权，然后携款而逃。
• Value Fraud: Value fraud occurs when the actual value of a commodity is much less than indicated value or has no value.
  价值欺诈：价值欺诈是指商品的实际价值远低于标示价值或没有价值。
• In real estate, it is related to significant increase in the sale price of the property.
  在房地产领域，这与房产售价的大幅上涨有关。

Accuracy and Ethical Practices Under REBBA
REBBA 下的准确性和道德实践

• Inaccurate Representation: Registrants must not knowingly make an inaccurate representation about a trade or the service provided.
  不准确陈述：注册人不得故意对所提供的行业或服务作出不准确的陈述。
• They must not knowingly provide false or misleading information about a property that contributes to a mortgage fraud.
  他们不得故意提供虚假或误导性的房产信息，从而导致抵押贷款欺诈。
• Prevent Error, Misrepresentation, and Fraud: Registrants are not only required to avoid error, misrepresentation, or fraud but must also take reasonable steps to prevent it.
  防止错误、虚假陈述和欺诈：注册人不仅要避免错误、虚假陈述或欺诈，还必须采取合理措施防止错误、虚假陈述或欺诈。

Table of Contents  目录

20. COMPLETING THE REAL ESTATE TRANSACTION
20.完成房地产交易

20.1 Due Diligence During the Conditional Period
20.1 条件期内的尽职调查

Interactions Between Salespersons
销售人员之间的互动

• Most offers contain terms and conditions that must be completed by the parties to successfully close the transaction.
  大多数要约都包含双方必须完成的条款和条件，以便成功完成交易。
• Salespersons must co-ordinate and communicate effectively to ensure that issues arising during this time are resolved.
  销售人员必须进行有效的协调和沟通，确保在此期间出现的问题得到解决。
• These activities include:
  这些活动包括
• Confirming appointments and attending visits or inspections of the property by thirdparty professionals such as the home inspector, appraiser, etc.
  确认预约并参加第三方专业人士（如房屋检查员、估价师等）对房产的访问或检查。
• Confirming that terms agreed by parties have been met.
  确认各方同意的条款已得到满足。
• Addressing any issues that arise from due diligence steps such as repairs identified during home inspection.
  解决尽职调查步骤中出现的任何问题，如验房时发现的维修问题。
• Obtaining and delivering documents such as survey, condominium status certificate, etc.
  获取并递交文件，如调查表、公寓状况证明等。

Buyer's Salesperson  买方销售人员

• Deliver Documents and Deposit: All original trade related documents must be submitted to the brokerage including the representation agreement or customer service agreement, Agreement of Purchase and Sale, FINTRAC forms, etc.
  交付文件和保证金：必须向经纪商提交所有与交易相关的文件原件，包括代理协议或客户服务协议、买卖协议、FINTRAC 表格等。
• Delivery of deposit cheque, providing receipt to the buyer, completing the Receipt of Funds form, obtaining a receipt of deposit from the listing brokerage, etc.
  交付定金支票、向买方提供收据、填写资金收据表格、从挂牌经纪处获得定金收据等。
• Interactions with Third-Party Professionals: The buyer may ask for referrals for home inspector, lawyer, appraiser, mortgage broker, insurance broker, etc.
  与第三方专业人士互动：买方可要求推荐验房师、律师、估价师、抵押贷款经纪人、保险经纪人等。
• The salesperson may be requested to make appointments with these professionals.
  可以要求销售人员与这些专业人士预约。
• Condominium Unit: Since the review of status certificate is time sensitive, the salesperson must act diligently to obtain and deliver status certificate to the buyer.
  公寓单位：由于状况证明的审查具有时间敏感性，因此销售人员必须尽职尽责地获取并向买方交付状况证明。
• The buyer’s decision to purchase the condominium unit depends on lawyer’s opinion.
  买方购买公寓单位的决定取决于律师的意见。
• Managing Issues Related to Conditions: If any issue arises during fulfilment of conditions, such as repairs to the property, these must be negotiated in good faith with the other party.
  处理与条件相关的问题：如果在条件履行过程中出现任何问题，如物业维修，必须与另一方真诚协商。
• Conditions fulfilled or waived by the buyer allows the parties to proceed with the transaction.
  买方满足或放弃的条件允许双方继续进行交易。

Seller's Salesperson  卖方销售人员

• Interactions with Buyer’s Salesperson: The seller’s salesperson must communicate with the buyer’s salesperson to ensure that the transaction proceeds to closing.
  与买方销售人员互动：卖方销售人员必须与买方销售人员沟通，以确保交易顺利完成。
• He/she must ensure that timely access is provided to the buyer or third-party professionals for inspection, appraisal, etc.
  他/她必须确保及时向买方或第三方专业人士提供检查、评估等方面的信息。
• At the same time, the seller must be kept up to date on the status of buyer’s conditions.
  同时，卖方必须随时了解买方条件的最新情况。
• Deliver Documents and Deposit: All original trade related documents must be submitted to the brokerage including the representation agreement or customer service agreement, Agreement of Purchase and Sale, FINTRAC forms, etc.
  交付文件和保证金：必须向经纪商提交所有与交易相关的文件原件，包括代理协议或客户服务协议、买卖协议、FINTRAC 表格等。
• Deposit cheque received from the buyer’s salesperson/brokerage must be submitted to the brokerage without delay and a receipt should be provided to the co-operating brokerage/buyer.
  从买方销售人员/经纪公司收到的定金支票必须立即提交给经纪公司，并向合作经纪公司/买方提供收据。
• Co-operate for Fulfilment of Conditions: Arranging and confirming any appointments for inspections or visits at the seller’s property.
  合作履行条件：安排并确认到卖方房产进行检查或参观的任何预约。
• Providing any documents required by the buyer for fulfilment of conditions as per the offer.
  提供买方为满足报价条件所需的任何文件。

20.2 Due Diligence Obligations Until Closing
20.2 截稿前的尽职调查义务

Buyer's Salesperson  买方销售人员

• Maintaining contact with the buyer throughout the time period after conditions are fulfilled or waived to ensure that any terms of the agreement are carried out diligently and up to date information is provided to the buyer.
  在条件满足或放弃后的整个期间与买方保持联系，确保协议中的任何条款得到认真执行，并向买方提供最新信息。
• Forwarding all sale related documents to the buyer’s lawyer for review and assist him with any issues that may arise.
  将所有销售相关文件转交给买方律师审阅，并协助其处理可能出现的任何问题。
• Arranging additional visits to the property as per the terms of the negotiated offer and ensuring that any repairs required have been completed.
  根据协商出价的条款，安排对房产的额外考察，并确保已完成所需的任何修缮工作。
• Performing pre-closing inspection or walk-through of the property, which is typically done within the week of closing to confirm that the sellers have completed any agreed-upon repairs.
  对房产进行成交前检查或走访，通常在成交前一周内进行，以确认卖方已完成任何商定的修缮工作。
• Providing referral of moving companies to the buyer, if so requested.
  应买方要求，为其介绍搬家公司。

Buyer's Salesperson  买方销售人员

• Maintaining contact with the seller to ensure any obligations of the seller have been diligently completed and the seller is kept up to date with the information.
  与卖方保持联系，确保卖方的任何义务都得到认真履行，并随时向卖方提供最新信息。
• Forwarding all sale related documents to the seller’s lawyer for review and assist him with any issues that may arise.
  将所有与销售相关的文件转交给卖方律师审阅，并协助其处理可能出现的任何问题。
• Assisting the seller in fulfilling their obligations specified in the offer, such as minor repairs, replacing fixtures, etc.
  协助卖方履行要约中规定的义务，如小修小补、更换固定装置等。
• Confirming appointments for additional inspections or viewing of the property by the buyer.
  确认买方进行额外检查或看房的预约。
• Making the seller aware and help him understand their obligations regarding moving.
  让卖方意识到并帮助他了解他们在搬家方面的义务。
• Removing the ‘SOLD’ sign from the property as the permission to place the ‘For Sale’ or ‘SOLD’ sign is only up to the date of closing.
  拆除房产上的 "SOLD"（出售）标志，因为 "For Sale"（出售）或 "SOLD"（出售）标志的放置许可期限只到房产过户之日。

Obligations of Both Salespersons
双方销售人员的义务

• Salespersons of both the buyer and the seller should be available on the closing day to ensure that any issues or problems faced by their clients are resolved in a competent manner.
  买卖双方的销售人员都应在成交当天到场，以确保客户面临的任何问题都能得到妥善解决。
• Any issues that arise after the closing day could require assistance of the salespersons. For example, minor damage during removal of fixtures, cleanliness of the property, missing keys or remote controls, etc.
  收房日之后出现的任何问题都可能需要销售人员的协助。例如，拆除固定装置时的轻微损坏、房产的清洁、钥匙或遥控器丢失等。
• Delivering keys of the property to the buyer, which is typically done by the lawyers.
  向买方交付房产钥匙，这通常由律师完成。

20.3 Conveyance of Title
20.3 产权转让

Buyer's Perspective - Title Search
买家视角 - 产权调查

• Buyer’s lawyer performs the Title Search to verify that the title is good and in marketable condition.
  买方律师进行产权调查，以核实产权是否良好，是否处于可销售状态。
• The buyer’s lawyer performs various searches to identify matters that must be addressed for the transaction to close.
  买方律师会进行各种调查，以确定交易完成必须解决的问题。
• The ownership registration may be under the Registry Act or the Land Titles Act.
  所有权登记可根据《登记法》或《土地所有权法》进行。
• Land Registry Act: The Registry system records ownership interest on geographic basis in Abstract Books.
  《土地登记法》：登记系统在摘要簿中按地理位置记录所有权权益。
• The title search is performed for a period of 40 years on Chain of Title.
  产权查询在产权链上的有效期为 40 年。
• Any gap or error in the chain is called Cloud on Title.
  链条中的任何缺口或错误都会被称为 "标题云"。
• Land Titles Act: The Land Titles system is based on the premise that the Land Titles Register (Parcel Register) is the sole source of information for the buyers.
  《土地所有权法》：土地所有权制度的前提是，土地所有权登记簿（地块登记簿）是买方信息的唯一来源。
• In other words, this system provides guarantee of title to the buyers.
  换句话说，这一制度为买方提供了产权保证。
• The title search is done only on current records in the Parcel Register, which is less time consuming.
  产权查询仅根据地块登记册中的当前记录进行，耗时较少。
• Title Related Searches: These include - outstanding encumbrances/liens, restrictive covenants (deed restrictions), non-resident status of the seller, expropriations, matrimonial home status and seller’s compliance with the Planning Act.
  产权相关搜索：其中包括：未决抵押权/留置权、限制性契约（契约限制）、卖方的非居民身份、征用、婚姻住所身份以及卖方是否遵守《规划法》。
• Non-Title Related Searches: These may include - zoning conformation, work orders, executions, unregistered easements, personal property liens under the Personal Property Securities Act, outstanding amounts for utilities, status of realty taxes, survey documentation, compliance with subdivision or site plan agreements, etc.
  与所有权无关的搜索：这些搜索可能包括：分区符合性、施工单、执行、未注册的地役权、《个人财产证券法》规定的个人财产留置权、未付的公用事业费、房地产税状况、调查文件、是否符合分区或场地规划协议等。
• Rural Properties: Additional searches are done on local health and municipal records for well water, septic tanks, fuel/oil tank, waterfront improvements, etc. to ensure compliance with applicable regulations.
  农村地产：对当地卫生和市政记录中的井水、化粪池、燃料/油箱、滨水设施等进行额外搜索，以确保符合适用法规。
• Requisitions: If any issues are discovered in the title search, the buyer’s lawyer would send a notice to the seller’s lawyer.
  要求：如果在产权调查中发现任何问题，买方律师会向卖方律师发出通知。
• Final Reporting Letter. After successful completion of the sale, each lawyer prepares a Final Reporting Letter for his respective client and the brokerage, which includes the Statement of Adjustments.
  最终报告函。成功完成销售后，每位律师都要为各自的客户和经纪公司准备一份《最终报告函》，其中包括《调整声明》。

Seller's Perspective  卖方视角

• The seller’s lawyer prepares the certain documents that affect both parties, such as the deed/transfer, which are forwarded to the buyer’s lawyer for approval.
  卖方律师准备对双方都有影响的某些文件，如契约/转让书，并将其转交给买方律师审批。
• Response to Requisitions from the buyer’s lawyer includes the following information:
  买方律师对要求的答复包括以下信息：
• Declaration that the seller is not a non-resident.
  声明卖方不是非居民。
• Declaration that the seller possessed the property during the ownership period.
  声明卖方在所有权期间拥有该房产。
• Seller’s direction for payment of funds upon closing.
  卖方在成交时的付款指示。
• Seller’s undertaking to settle payments and provide vacant possession upon closing.
  卖方承诺结清付款，并在成交时提供空置房屋。
• Evidence from the seller or his solicitor that there are no tax arrears, no construction liens, no executions, no contraventions of the Planning Act, no unregistered liens, no rights-of-way, no expropriations, etc.
  卖方或其律师提供的证据，证明没有欠税、没有建筑留置权、没有被执行、没有违反《规划法》、没有未登记的留置权、没有通行权、没有被征用等。
• Evidence that the building complies with applicable zoning bylaws.
  建筑物符合适用的分区细则的证据。
• Declaration from the seller that the sale is not subject to HST.
  卖方声明销售无需缴纳 HST。
• Undertakings: An Undertaking is a personal assurance given by a lawyer or a client (through a lawyer) to resolve any last-minute closing issues.
  承诺：承诺是律师或客户（通过律师）为解决最后一刻的结案问题而做出的个人保证。
• Undertakings typically relate to unanswered requisitions concerning outstanding liens, encumbrances, an encroachment, etc., which may otherwise delay the closing.
  承诺通常涉及未答复的有关未决留置权、抵押权、侵占等的要求，否则可能会延误成交。
• For example, the seller’s lawyer typically gives an undertaking that he will diligently take the necessary steps to discharge seller’s existing mortgage lien using funds received from the buyer.
  例如，卖方律师通常会承诺，他将努力采取必要步骤，用从买方收到的资金解除卖方现有的抵押留置权。

Title Registration Using E-registration
使用电子注册进行产权登记

• E-Registration refers to title documents being created, submitted, and maintained in electronic format.
  电子注册是指以电子格式创建、提交和维护产权文件。
• This automated process used for title registration eliminates the need for signatures on documents and permits remote access to electronic records by the lawyers.
  这种用于产权登记的自动化流程无需在文件上签字，并允许律师远程访问电子记录。
• E-Registration Document Flow:
  电子注册文件流程：
• Create/Update: The seller’s solicitor drafts the Deed/Transfer of Land document.
  创建/更新： 卖方律师起草契约/土地转让文件。
• Messaging: The document is forwarded to the buyer’s solicitor, who may update/append it, if necessary.
  信息传递：文件将转发给买方律师，如有必要，买方律师可对文件进行更新/补充。
• Complete: The solicitors confirm that the document is acceptable electronically using e-signatures.
  完成：律师确认可接受使用电子签名的电子文件。
• Release: Both solicitors electronically release the document for registration.
  发布：双方律师以电子方式发布文件以供登记。

Statement of Adjustments
调整报表

• The Statement of Adjustments provides the details of financial transactions (adjustments, payments, remuneration deducted, legal fees, etc.).
  调整报表提供了财务交易的详细情况（调整、付款、扣除的薪酬、法律费用等）。
• It is prepared by the seller’s lawyer and is reviewed by the buyer’s lawyer to ensure that it is accurate.
  它由卖方律师准备，并由买方律师审查，以确保准确无误。
• It includes the items that are adjusted or apportioned between the seller and the buyer, with the date of closing apportioned to the buyer.
  它包括在卖方和买方之间进行调整或分摊的项目，其中成交日期由买方分摊。
• Typical Closing Adjustments:
  典型的结算调整：
• Property Tax: Property tax is apportioned on a daily basis, the seller being responsible for up to one day before closing and the buyer is responsible onwards.
  房产税：房产税按日分摊，卖方负责至成交前一天，买方负责至成交后一天。
• Fuel: If the property is heated by oil or propane, the seller will get the tank filled before the closing and the buyer would be charged for the full tank.
  燃料：如果房产使用燃油或丙烷取暖，卖方将在过户前加满油箱，买方将支付加满油箱的费用。
• Metered Utilities: The seller or seller’s lawyer would request a meter reading coinciding with the date of closing so that no adjustment is done.
  水电费抄表：卖方或卖方的律师会要求在过户日期读取水表，以便不做任何调整。
• Insurance: The seller is required to keep the property insured up to the date of closing, no adjustment is done for property insurance, and the buyer arranges their own insurance.
  保险：要求卖方在成交日之前为房产投保，不对房产保险进行调整，买方自行安排保险。
• Rent: Rent adjustment is based on the number of days in the month and the buyer receives credit if it is pre-paid to the seller.
  租金：租金调整以月天数为基础，如果预付给卖方，买方可获得贷记。
• Condominium Fees: Condominium fees are apportioned on daily bases in a similar manner as the property taxes.
  公寓费：共管公寓费用按日分摊，分摊方式与房产税类似。
• Impact of Adjustments: The buyer’s closing costs may increase due to closing adjustments while the seller’s net proceeds may decrease.
  调整的影响：由于成交调整，买方的成交费用可能会增加，而卖方的净收益可能会减少。

20.4 The Cost of Title Conveyance
20.4 产权转移的费用

Typical Costs for the Buyer
买方的典型费用

• Property tax adjustments.
  财产税调整。
• Lawyer’s disbursement such as legal fees, title search costs, certificate of compliance fees, enrolment fee for Title Insurance, etc.
  律师费，如律师费、产权调查费、合格证书费、产权保险登记费等。
• Home insurance premium.  房屋保险费。
• Mortgage interest adjustment.
  按揭利息调整。
• Provincial land transfer tax and municipal land transfer tax (if applicable).
  省级土地转让税和市级土地转让税（如适用）。
• Condominium Status Certificate (if not arranged by the seller).
  共有产权状态证明（如果不是由卖方安排）。
• High-ratio mortgage insurance (if applicable).
  高比率抵押保险（如适用）。
• Non-resident Speculation Tax (if applicable).
  非居民投机税（如适用）。
• Life insurance for mortgage (optional).
  按揭人寿保险（可选）。
• Personal expenses on moving and new household goods.
  搬家和购置新家居用品的个人支出。
• Harmonized Sales Tax (HST): HST is applicable for new home purchases (with qualifying rebates) whereas it is not applicable for resale residential properties.
  统一销售税（HST）：HST 适用于购买新房（有合格退税），但不适用于转售住宅物业。
• HST may be applicable on the chattels included in the Agreement of Purchase and Sale.
  HST 可能适用于《买卖合同》中包含的动产。

Calculating the Land Transfer Tax
计算土地转让税

• The provincial Land Transfer Tax is based on provisions of the Land Transfer Tax Act.
  该省的土地转让税以《土地转让税法》的规定为基础。
• It is calculated on the actual Purchase Price (Value of Consideration).
  它根据实际购买价格（对价价值）计算。
• A graduated scale of tax rates is used instead of single tax rate.
  采用分级税率而非单一税率。

Residential Single-family and Duplex Properties:
单户住宅和双户住宅：

Vacant Land and Commercial Properties:
空地和商业地产：

First Time Home Buyer's Refund:
首次购房者退款：

• First time home buyers are eligible for a refund of up to $\mathrm{\$}4,000$$\mathrm{\$}4,000$$4,000\$ 4,000 on payable Land Transfer Tax.
  首次购房者有资格获得最高 $\mathrm{\$}4,000$$\mathrm{\$}4,000$$4,000\$ 4,000 的应缴土地转让税退税。
• The refund is available for purchase of detached or semi-detached home, townhome, mobile home, condominium unit, duplex, triplex and fourplex properties.
  退款适用于购买独立或半独立式住宅、联排别墅、活动房屋、公寓单元、复式、三联式和四联式房产。
• Qualifying Criteria for Refund:
  退款资格标准：
• The purchaser must be at least 18 years of age and must occupy the home as their principal residence within 9 months of purchase.
  购房者必须年满 18 周岁，并在购房后 9 个月内将房屋作为主要住所。
• The purchaser must not have owned a home anywhere in the world.
  购房者必须在世界任何地方都未拥有过住房。
• The purchaser’s spouse cannot have owned an eligible home anywhere in the world.
  购买者的配偶不能在世界任何地方拥有符合条件的住房。
• The refund is available to Canadian citizens and permanent residents or who will become so within 18 months of transfer of ownership.
  加拿大公民和永久居民或在所有权转让后 18 个月内将成为加拿大公民和永久居民的人都可获得退款。
• The refund is based on the percentage of interest in the property.
  退税是根据财产权益的百分比计算的。
• The refund can be claimed through the buyer’s lawyer on the same day as the closing date or within 18 months of closing.
  退款可通过买方律师在成交日当天或成交后 18 个月内申请。

Title Insurance Policies
产权保险单

• Title Insurance is different from the property insurance and from the Land Titles Assurance Fund.
  产权保险不同于财产保险，也不同于土地所有权保证基金。
• It provides a method to address various errors that could potentially occur through fraudulent activity or simple errors made by solicitors when preparing documentation.
  它提供了一种方法来解决由于欺诈活动或律师在准备文件时的简单错误而可能出现的各种错误。
• Title insurance does not cover personal problems of the property owner.
  产权保险不包括业主的个人问题。
• Two primary coverages are the Duty to Indemnify (covers actual loss) and the Duty to Defend (covers legal costs).
  两项主要保险是赔偿责任（涵盖实际损失）和抗辩责任（涵盖法律费用）。
• There are two types of policies - (i) Owner Policy, and (ii) Lender Policy.
  保单分为两类--(i) 业主保单和 (ii) 贷款人保单。
• Most policies state what risks are covered, what is excluded, and what are exceptions.
  大多数保单都说明了承保哪些风险，哪些风险不在承保范围内，哪些风险属于例外情况。
• Separate policies exist for commercial and residential properties.
  商业地产和住宅地产有不同的政策。
• However, it is notable that the title Insurance may not cover all issues related to the title.
  但值得注意的是，产权保险可能并不涵盖与产权有关的所有问题。

- Benefits of Title Insurance:
- 产权保险的好处：

• When there is no reliance on lawyer’s opinion on title in case the title was registered under the Registry Act.
  如果产权是根据《登记法》登记的，则不需要依赖律师对产权的意见。
• It protects the buyer against title related frauds and/or errors made during the transfer of title.
  它保护买方免受与产权相关的欺诈和/或产权转让过程中的错误。
• The seller may purchase title insurance to assure the buyer that any title problem discovered during title search would be addressed by their title insurance.
  卖方可以购买产权保险，向买方保证在产权查询过程中发现的任何产权问题都将通过产权保险得到解决。
• The seller may have a marketing advantage if they already have title insurance.
  如果卖方已经购买了产权保险，则可能会在营销上占据优势。
• It may address minor title related issues that arise during the closing process.
  它可以解决在过户过程中出现的与产权相关的小问题。
• It may protect the buyer against title related problems that are discovered after the closing.
  它可以保护买方免于在成交后发现与产权相关的问题。
• Typical Issues Covered by Title Insurance:
  产权保险涵盖的典型问题：
• A document registered on title is defective or improperly signed.
  产权登记文件存在缺陷或签名不当。
• Some fraud or forgery in documentation affects the title.
  一些欺诈或伪造的文件会影响产权。
• The property may not be legally accessible by road or by a vehicle.
  该物业可能无法通过道路或车辆合法进入。
• A violation of zoning bylaw, such as a setback requirement is uncovered, or a structure was made without a building permit.
  违反分区附则，如后退要求被揭露，或在未获得建筑许可的情况下建造建筑物。
• Some construction lien is discovered after closing.
  有些建筑留置权是在成交后发现的。
• Certain restrictive covenant is discovered, and it affects the use of land.
  某些限制性约定被发现，影响了土地的使用。

20.5 Trust Account Disbursements
20.5 信托账户付款

When the Transaction is Completed
交易完成时

• The listing brokerage receives a Notification of Completion of Sale from the seller’s solicitor.
  挂牌经纪公司收到卖方律师发出的 "销售完成通知"。
• The seller would have signed a direction to their solicitor for use of funds from the Real Estate Trust Account for payment of remuneration.
  卖方会签署一份指示，要求其律师使用房地产信托账户中的资金支付报酬。
• The deposit in Real Estate Trust Account of the brokerage is first transferred to the Remuneration/Commission Trust Account.
  经纪公司房地产信托账户中的存款首先转入薪酬/佣金信托账户。
• If there is any surplus money, it is sent to seller’s solicitor.
  如果有剩余资金，则将其交给卖方律师。
• If there is any discrepancy, the seller’s solicitor sends the money to the brokerage.
  如果出现任何差额，卖方律师会把钱寄给中介。
• remuneration is typically disbursed in following order:
  薪酬一般按以下顺序支付：
• Distribution - Payment to the Co-operating Brokerage.
  分配 - 向合作经纪商付款。
• Split - Payment to the salesperson/broker.
  分账 - 支付给销售人员/经纪人的款项。
• Payment to the listing brokerage itself.
  支付给挂牌经纪公司本身。
• HST is payable on the amount of remuneration.
  薪酬金额应缴纳 HST。

Return of Deposit  退还押金

• The brokerage that holds the deposit in its real estate trust account must receive written consent from both parties to return the deposit to the buyer.
  将定金存入房地产信托账户的经纪公司必须获得双方的书面同意，才能将定金退还给买方。
• This may happen when an accepted agreement fails due to non-fulfilment of conditions.
  这可能发生在已接受的协议因条件未得到满足而失败的情况下。
• Mutual Release: Both parties sign a Mutual Release that authorizes the deposit holder (typically the listing brokerage) to return the deposit to the buyer.
  共同解除：双方签署一份相互免责声明，授权押金持有人（通常是挂牌经纪公司）将押金退还给买方。
• Court Order. If there is any dispute or the transaction fails, the parties may approach a court with respect to disbursement of deposit funds.
  法院命令。如果出现任何争议或交易失败，双方可就存款资金的支付问题诉诸法院。
• Unclaimed Funds in Trust Account: If trust funds remain unclaimed in the trust account due to a dispute or unclear entitlement, these funds must be forwarded to RECO after 2 years.
  信托账户中无人认领的资金：如果信托账户中的信托基金因争议或权利不明确而无人认领，则必须在 2 年后将这些 基金转交给 RECO。
• If the brokerage is unable to locate the entitled person for one year, the funds must be forwarded to RECO.
  如果经纪公司在一年内无法找到享有权利的人，则必须将资金转交给 RECO。
• This does not apply if the amount is $\mathrm{\$}25$$\mathrm{\$}25$$25\$ 25 or less.
  如果金额为 $\mathrm{\$}25$$\mathrm{\$}25$$25\$ 25 或更少，则不适用。

The Remuneration/Commission Trust Account
薪酬/佣金信托账户

• This account is used by brokerages for disbursement of remuneration.
  经纪人使用该账户支付报酬。
• The account ensures payment of remuneration in the event of bankruptcy or misuse of funds by a brokerage.
  该账户确保在经纪人破产或滥用资金的情况下支付报酬。
• This trust account is not mandatory as per REBBA and brokerages may still hire salespersons/brokers.
  根据 REBBA 的规定，该信托账户不是强制性的，经纪公司仍可雇用销售人员/经纪人。
• Some real estate boards may require real estate brokerages to maintain this account as a pre-requisite for getting membership.
  一些房地产委员会可能会要求房地产经纪公司保留此账户，作为获得会员资格的先决条件。
• RECO’s Remuneration Protection Insurance does not cover any salesperson or broker when the brokerage fails to maintain a Remuneration/Commission Trust Account and the salesperson/broker is aware of this fact.
  如果经纪公司未能维持薪酬/佣金信托账户，且销售人员/经纪人知道这一事实，则 RECO 的薪酬保护保险不涵盖任何销售人员或经纪人。

20.6 Issues Before the Closing
20.6 关闭前的问题

Issues Uncovered During Title Search
产权调查中发现的问题

• Untraceable Previous Lender: The seller may have paid off the mortgage, but the mortgage lien is still registered, and the lender cannot be located, or an institutional lender may have merged with another bank.
  无法追踪的前贷款人：卖方可能已还清抵押贷款，但抵押留置权仍在登记中，无法找到贷款人，或者机构贷款人可能已与另一家银行合并。
• Restrictions: There may be a noise pollution caution on all properties in a subdivision or a restrictive covenant may be found that restricts buyer’s intended use of property.
  限制：分区中的所有房产可能都有噪音污染警示，也可能有限制性约定，限制买方对房产的预期用途。
• Undisclosed Easements: Certain easements related to utilities, drainage, or right of way may be undisclosed and the buyer may want to terminate the agreement due to nondisclosure.
  未披露的地役权：某些与公用设施、排水系统或通行权相关的地役权可能未披露，买方可能会因为未披露而想要终止协议。
• However, not all easements allow for an objection to the title or termination of the agreement.
  不过，并非所有地役权都允许对所有权提出异议或终止协议。
• Missing Heirs/Spousal Consent: The transaction may fail to close if someone else, such as a non-owner spouse, has an interest in the property but consent has not been obtained.
  缺少继承人/配偶同意：如果其他人（如非所有者配偶）在房产中拥有权益但未获得同意，则交易可能无法完成。
• Seller Unable to Fulfill Terms: In case the seller was required to fulfill certain terms of the agreement, such as repairs to the property, the seller may not be able to fulfill those terms.
  卖方无法履行条款：如果要求卖方履行协议中的某些条款，如对房产进行维修，卖方可能无法履行这些条款。
• The buyer may find it out during the final walk-through and refuse to close the transaction.
  买方可能会在最后看房时发现这一点，并拒绝完成交易。

Other Issues Before Closing
关闭前的其他问题

• Change to Condition of Property: The seller is required to maintain the property until the date of closing but some undesirable incident, such as fire, flood, falling tree on roof, etc. may change the condition of the property and the buyer may refuse to proceed with the transaction.
  房产状况改变：卖方必须在成交日前对房产进行维护，但一些不良事件，如火灾、洪水、屋顶树木倒塌等，可能会改变房产状况，买方可能会拒绝继续交易。
• Increase in Buyer’s Liability: A change in buyer’s financial situation may no longer qualify him/her under the GDS/TDS requirements of the lender who may now refuse to advance the mortgage funds.
  买方责任增加：买方的财务状况发生变化，可能不再符合贷款人的 GDS/TDS 要求，贷款人可能会拒绝预付抵押贷款资金。
• Unforeseen Circumstances Affecting Insurance: If the insurer, after inspecting the property, feels that the risk to the property is more than expected or if the buyer makes a large claim before closing, the premium may increase significantly or the insurer may refuse to provide insurance.
  影响保险的意外情况：如果保险公司在检查财产后认为财产的风险超出预期，或者如果买方在成交前提出大额索赔，保险费可能会大幅增加，或者保险公司可能会拒绝提供保险。
• Missing Chattels or Fixtures: The buyer may find during the final walk-through that the sellers have removed certain chattels or fixtures, which may upset the buyers and they might want these items to be returned as per the terms of the agreement.
  遗失的动产或固定装置：买方在最后验收时可能会发现卖方搬走了某些动产或固定装置，这可能会让买方不高兴，他们可能会要求卖方按照协议条款归还这些物品。

Resolving the Issues to Ensure Closing
解决问题，确保成交

• If the issue is legal, the buyers or sellers may seek advice from their respective lawyers.
  如果是法律问题，买方或卖方可向各自的律师咨询。
• The salesperson may seek guidance or assistance from their broker of record or another experienced salesperson in the brokerage.
  销售人员可向其备案经纪人或经纪公司中其他经验丰富的销售人员寻求指导或帮助。
• To correctly address the issue, it is important to understand whether the issue is really a problem or merely a misunderstanding between the parties.
  要正确处理这个问题，重要的是要了解这个问题是真正的问题，还是仅仅是双方之间的误解。
• Salespersons should ensure that due diligence is carried out in a competent manner and necessary steps are taken on time to ensure that there are no problems during the closing process.
  销售人员应确保以合格的方式开展尽职调查，并及时采取必要的措施，以确保在成交过程中不出现任何问题。
• Since the contract is legally binding between the parties, both the sellers and the buyers must understand the legal consequences if the transaction does not close.
  由于合同对双方都具有法律约束力，因此买卖双方都必须了解如果交易无法完成的法律后果。
• In certain cases, such as a defect found in the property during final walk-through, buyers may be willing to close the transaction provided an appropriate adjustment is made in the purchase price to offset the deficiency.
  在某些情况下，例如在最后看房时发现房产存在缺陷，只要对购买价格进行适当调整以弥补缺陷，买家可能愿意完成交易。

20.7 If the Transaction Does Not Close
20.7 如果交易未完成

Return of Deposit  退还押金

• If a transaction fails to close, the salespersons and the brokerage still have certain obligations that must be completed.
  如果交易未能完成，销售人员和经纪公司仍有某些义务必须履行。
• The buyer’s deposit is to be returned and the property is to be placed back in the market for sale.
  买方的定金将被退还，房产将重新投入市场销售。
• The buyer’s deposit, which is held in the Real Estate Trust Account, can only be returned when the parties sign the Mutual Release form.
  买方的定金存放在房地产信托账户中，只有在双方签署相互解除协议表后才能退还。
• In case of a dispute between the parties, a court may authorize the return of deposit.
  如果双方发生争议，法院可授权退还押金。
• Salespersons Obligations:
  销售人员的义务：
• Salespersons should recommend their clients to seek legal advice from their lawyers.
  销售人员应建议其客户向律师寻求法律意见。
• Based on the advice of the lawyer, the salesperson may help their clients complete the Termination of Agreement of Purchase and Sale and the Mutual Release.
  根据律师的建议，销售人员可帮助客户填写《终止买卖合同》和《相互免责声明》。
• The listing salesperson should help the sellers re-list the property as soon as possible.
  挂牌销售人员应帮助卖家尽快将房产重新挂牌。

20.8 After Closing  20.8 关闭后

Leading Practices for the Salesperson
销售人员的领先实践

• Maintaining Credibility with the Clients: Salespersons should maintain contact with their clients, ask if they were satisfied with the services, ask for their written consent to be placed on the mailing list, and suggest that they can call whenever they need other real estate services.
  保持对客户的信誉：销售人员应与客户保持联系，询问他们对服务是否满意，征求他们的书面同意将其列入邮寄名单，并建议他们在需要其他房地产服务时随时致电。
• Seeking Expert Advice: Salespersons should seek appropriate expert advice regarding their personal legal matters, insurance requirements, and financial as well as taxation matters.
  寻求专家建议：销售人员应就个人法律事务、保险要求、财务和税务事宜寻求适当的专家建议。
• Maintaining Business Journal: When dealing with multiple transactions or clients, it is recommended that salespersons maintain a business journal to keep track of appointments, critical dates, financial details, etc.
  保存业务日志：在与多个交易或客户打交道时，建议销售人员保存业务日志，以记录约会、关键日期、财务细节等。
• Setting Up a Filing System: Documents related to transactions should be maintained in a safe and secure filing systems so that they can be referred to quickly as and when required.
  建立归档系统：与交易有关的文件应保存在安全可靠的归档系统中，以便在需要时快速查阅。
• Making Required Remittances to CRA: Most independent contractor salespersons are registered for HST and they must keep records of HST received with remuneration, their input tax credits, and the amount to be remitted to CRA.
  按规定向加拿大税务局汇款：大多数独立承包商销售人员都注册了 HST，他们必须记录收到的 HST 报酬、进项税抵扣以及应向加拿大税务局汇款的金额。

You Simply Can’t Go Wrong With MiniCram
使用 MiniCram 绝对不会错

10 TIPS FOR THE EXAM
10 个考试提示

by MiniCram® ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR}  由 MiniCram® ${}^{\circledR }$${}^{\circledR }$^(®){ }^{\circledR} 提供

1. RELAX! Too much anxiety, panic, stress and fear are big distractions. Focus on the question and choose the best answer.
   放松！过多的焦虑、恐慌、压力和恐惧会极大地分散注意力。专注于问题，选择最佳答案。
2. GAME OF WORDS. All multiple-choice exams are merely variation of words. If you know your course materials, it’s only a matter of interpreting the question and then selecting a correct option.
   文字游戏。所有选择题考试都只是文字的变化。如果你对教材有所了解，只需对问题进行解释，然后选择正确的选项即可。
3. EASY ONES FIRST. In this exam, some of the questions are easy, simple and straightforward. Do these questions first. If math is your weakness, do it in the end.
   先做容易的。在这次考试中，有些问题比较容易、简单和直接。先做这些题目。如果数学是你的弱项，那就最后再做。
4. READ ALL OPTIONS. Even if you think $A$$A$AA is the correct answer, read options $B,C$$B,C$B,CB, C and D to make sure they are incorrect.
   阅读所有选项。即使你认为 $A$$A$AA 是正确答案，也要阅读选项 $B,C$$B,C$B,CB, C 和 D，以确保它们是错误的。
5. MANAGE YOUR TIME WISELY. Divide your time according to complexity of each question. Do not spend too much time on simple vocabulary type questions. Skip the question that you think is difficult to answer. Mark it for review and proceed to the next.
   合理安排时间。根据每道题的复杂程度分配时间。不要在简单的词汇题上花费太多时间。跳过您认为难以回答的问题。将其标记为复习用，然后进入下一题。
6. EXTREME PHRASES. Beware of absolute words in any option such as ALL, NONE, ALWAYS, NEVER, MUST, EVERY, EXACTLY, ONLY, etc. In most cases, the options that include any of these words are rarely correct.
   极端短语。小心任何选项中的绝对化词语，如 ALL、NONE、ALWAYS、NEVER、MUST、EVERY、EXACTLY、ONLY 等。在大多数情况下，包含这些词语的选项很少是正确的。
7. HEDGE PHRASES. When a question asks you to conclude something and includes words such as MAYBE, LIKELY, OFTEN, ALMOST, USUALLY, GENERALLY, TYPICALLY, SOMETIMES, etc., do not pick any answer that does not leave any room for exception.
   短语。当问题要求您得出结论时，如果问题中包含 MAYBE（也许）、LIKELY（可能）、OFTEN（经常）、ALMOST（差不多）、USUALLY（一般）、GENERALLY（一般）、TYPICALLY（通常）、SOMETIMES（有时）等词语，请不要选择任何不留例外余地的答案。
8. ALWAYS read the question twice. You must know what information is given and exactly what is being asked. More than one choice may seem to be correct if you do not understand the question properly. If that is the case, use the method of elimination.
   一定要把问题读两遍。您必须了解题目提供了哪些信息，以及题目的具体要求。如果您没有正确理解问题，可能会有多个选项看起来是正确的。如果是这种情况，请使用排除法。
9. REMEMBER that your first instinct is mostly a correct answer. Be careful when changing your answer but don’t be afraid if you must change it.
   记住，你的第一直觉大多是正确答案。在更改答案时要小心，但如果必须更改，也不要害怕。
10. REVIEW. Complete the test and make a final review of all questions before you finish. Make sure you did not skip any question and that all questions have been answered.
    复习。完成测试，并在结束前对所有问题进行最后复习。确保您没有跳过任何问题，并且所有问题都已回答。

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