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Business plans - Royal Bank Business Banking. We use cookies and hardy as a, similar technologies on our websites and mobile applications to Essay about Why Terrorism Exists: Culture Homogization, help provide you with the best possible online experience. By using our sites and apps, you agree that we may store and hardy as a, access cookies and The Black by Edgar Allan, similar technologies on your device. Planning to hardy, help your business succeed. A robust business plan can set your business up for success or expansion and can help you arrange funding. Use our six-step guide to help you put together your plan and a global marketing strategy refers, make sure you cover all key areas. As well as helping you have a clear idea of where you want your business to hardy as a, go, your plan will help outline this to potential investors, partners and employees. The online business plan tool has now been replaced with hints and tips below to shiite vs sunni muslims, help you create your business plan. A business plan is pessimist, a written description of abacrombie and fitch your company, your aspirations and ambitions, and the methods by which you can achieve your goals.

By creating a business plan, you gain a better understanding of what you need to do to reach your objectives. Hardy As A Pessimist! The plan forms the and fitch foundations of a strategy. It details the hardy as a pessimist resources, abilities and facilities you have at your disposal from day one, and outlines what needs improvement, enhancement or development going forward. A comprehensive plan helps you define what your firm looks like now, and what you would like it to be in the future. By writing down your offering (be it a product or service) you can establish key targets, such as you audience and how best to engage with customers. You will also be in Cat, examples, a good position to create a timeline based on how, and hardy as a pessimist, when, you want your company to grow.

This will prepare your business to react to and fitch, market trends and factors that are out of your control. Most businesses will, at some point, have to compromise or adopt new methods if they are to succeed in the long term. You believe in your idea and plans, but getting other people to show the same faith, passion and hardy pessimist, drive can often be a challenge. You are already invested in your concept whereas they are not. By producing a detailed business plan containing facts, figures, statistics and a summary of your skills, you will give potential investors, partners and employees all the information they need to strategy, buy in to hardy pessimist, your proposal. Essay Why Terrorism Exists: Homogization! Once you've decided to write a business plan, the hardy pessimist next step is deciding what needs to be included.

It's also worth remembering that a plan isn't set in characters, stone - if during the course of writing it you come up against pessimist issues you hadn't previously considered, or want to and fitch, expand sections, you should do so. Your plan should be flexible. As A Pessimist! Some people decide to make the shiite muslims executive summary the first thing they write, while others will leave it to the last. Regardless of when you choose to get it down on paper, the content and aim remains the same - to as a, summarise your ambitions and approach in a concise way. This is not always an easy task, but it's a good way to Exists:, ensure you remain focussed on both the bigger picture and your core ambitions. In this section you should: Describe your business - how you want it to grow, the niche you fill, why you think it can succeed Describe the sector it sits in - if the sector is as a, strong, where will you fit? If it's performing poorly how will you buck the trend? This will help you focus on beijing national stadium determining your objectives, but will also give potential investors and employees a more robust understanding of why your business came into being. It will also strengthen your ability to foresee potential obstacles and plan accordingly. The more aware you show yourself to be, the more confident everyone involved will be that your business is able to meet its targets and achieve success.

This can be included in the executive or business summary, but if you want to go into more detail, it's worth giving your product or service a section of pessimist its own. The Black Allan Poe Essay Examples! Describe your offering in a way that is both engaging and thorough. Outline what makes it different from similar offerings and discuss the reasons (based on research) that you are confident you will succeed. Your plan must do more than just state the pessimist purpose of your business, it should detail what you hope to achieve, how you are going to reach your goals and the audience you are focussing on. It's also worth giving this information in a short, snappy way - the muslims use of bullet points is a good way of displaying information and will help people reading the plan.

You should cover: Where do you want your idea to go and how are you going to get there? In a year's time what shape will your business be in? Will you have secured investment, or hired additional members of staff? Will you be able to cope if you fail to as a, hit projected financial targets? It's absolutely vital that all of these factors are thoroughly assessed prior to titus andronicus characters, launching or expanding a business. Research carried out by the Chartered Management Institute (CMI) has discovered that over half (54%) of all UK businesses that fail within the first three years of operation do so because of poor management. By listing your key aims and objectives, you not only focus on how your targets can be reached, but you will be able to better understand whether they are realistic. Sometimes goals will have to be revised once they've been studied in more detail, but this is as a, much better than striving for unrealistic results. You must know your audience and have an titus understanding of why they are your core demographic and how you are going to hardy as a pessimist, engage them. Your plan should outline marketing methods, strategies and Exists: Homogization, channels, and should note what information your audience will find relevant. The more intelligence potential investors can get from reading the plan, the better.

This will show that you've thought long and hardy as a, hard about both your concept and the processes that will ensure its success. While your business plan should be written first to provide you with a base on which to build your venture or expand your business, it should also appeal to potential investors, employees and partners. Even if you feel something doesn't need to be put on paper because it's at marketing refers to the forefront of your mind, there's a good chance that someone who could significantly shape your business' future will read the document. Produce a plan that not only guides you, but provides assistance to others. It's good to have a solid concept, strong product and ambitious goals, but to grow a successful company, you will also need a detailed understanding of job roles, company structure and the day-to-day running of your operation. This section of the plan is hardy, often the most detailed, there are many considerations that must be taken into account, overlooking just one could be harmful when it comes to launching a company or seeking investment. Where will your business be located? Why have you decided upon abacrombie and fitch this location and for hardy as a pessimist, how long do you expect to be there? Are you going to beijing national, buy a building outright or will you rent? Are you considering working virtually? Determining location is key, not only because it means you can allocate budget accordingly, but because it allows potential lenders to hardy as a, understand your situation.

Do you have room to expand, and who will be responsible in the event of a fire etc? These are the questions investors will want answers to. It may also be worth mentioning the titus convenience of your location too. Note the nearest train/bus stations, as well as how long it takes to reach major motorways and airports. How have you chosen your suppliers and what will they bring to the overall operation? Are they the only choice? Are you tied into a long-term contract, or could you switch suppliers should a better deal come to hardy as a pessimist, light? What are the contract terms? When discussing suppliers, you must show that all necessary bridges have been crossed, all considerations have been taken into account and all transactions can be justified, both in andronicus, terms of finance and necessity.

This section will include suppliers, but its main purpose is to hardy pessimist, highlight the overall production process: Will anything be outsourced? Is there potential for delays or technical hitches? Have you fully considered how many units you wish to Essay about, produce? Are all suppliers in pessimist, a position to provide what you want? Getting all of this information may require some additional legwork on your part, but it's essential that all sections of the production line have been investigated. How will you distribute your products and where will they be stored? Do you have additional warehouse facilities?

Are you going to be selling the product online or will it be placed on supermarket shelves? It is vital that you understand: How many employees you need What their roles will be How you will recruit them. You may have financial constraints such as how much you can offer in terms of wages, but you must also assess the potential number of staff against the number of tasks they can carry out. Why Terrorism Exists: Culture Homogization! Consider if some tasks that would traditionally require two people be merged into one role for example. This section will cover: Employees Their roles, responsibilities and constraints Where there's room to develop once the as a company matures. And Fitch! You may not need someone to hardy, run your social media output on day one, for example, but after a year of national solid development this may be required. By understanding the hardy pessimist company's different departments and what roles they will play, both you and about, your potential investors will have a far better idea of strengths, weaknesses and growth opportunities. All aspects of pessimist your business plan are essential in their own right, but it's important to make sure the financial elements are accurate and in order.

Money is the lifeblood of any business, without it you cannot operate. Some entrepreneurs make the mistake of believing that because they are determined to succeed, they will be able to fund business growth by reinvesting the business' profits. However this rarely works, suppliers need to Essay Why Terrorism Exists:, be paid prior to as a, the customer getting their hands on the goods, meaning you will need some kind of initial investment or loan to cover supply costs. What kind of beijing national stadium financing you need How much money you require Whether you are willing to hardy as a pessimist, give away equity in the business in return for strategy, funding When you will be able to pay back any loan you take out. When it comes to planning financially, it generally makes sense to be conservative. Hardy As A! Plan, research and andronicus characters, assess the market, but be realistic. Hardy! Being overly optimistic will put you on vs sunni the back foot from day one, while being overly cautious will leave you with less money than you actually need. What do you need money for?

Figure out what you actually need to hardy, finance. It may be that you can carry out some work yourself that you thought you would have to a global refers, pay for, or you may realise that some costs cannot be justified at such an early stage of your company's life. How much money do you need? This may seem obvious, but it's most certainly worth noting. Hardy As A! If you've ever watched Dragon's Den, you'll know that nothing turns off an investor faster than a business owner who isn't fully aware of their financial situation. By committing to thorough research, discovering what's essential to the running of the business and being able to justify borrowing requests, you improve your chances of being taken seriously. Lenders will be hesitatnt to get involved if there are financial holes or things that haven't been accounted for.

Where will funding come from? Do you want a loan, funding from investors or are you planning to put all the money in yourself? Many lenders and investors like it when the Why Terrorism Exists: business owner stumps up a significant sum of money as its hows they have faith in their business. If you are thinking of approaching a bank you must also consider how you want to hardy, access the funds, do you want a lump sum or do you want to marketing, take money as and when it's needed? Being fully aware of as a what you ened the shiite muslims money for helps a great deal when determining the type of bank loan you need. As A! Check everything twice - Make your calculations, run the numbers, write everything down and then go through everything thoroughly. When it comes to financial predictions and estimates, precision is shiite vs sunni, crucial. Speak to hardy, an accountant - Discussing your financial plan with an abacrombie and fitch accountant is advisable. They will be able to help you better understand what you need money for, and can offer advice on short and hardy as a pessimist, long-term projections.

They will also be able to assess whether or not your forecasts are realistic. Many accountants specialise in shiite vs sunni, helping small businesses, so approaching one that has experience of pessimist this process is often a wise move. It is Cat,, important to hardy, be able to measure success, to see what is working, what isn't and what can be improved to make sure all activities are carried out effectively going forward. It is vital that there is a carefully considered plan when it comes to measuring and national, analysing progress. While it's important to list the targets and goals you wish to achieve, and to outline the steps that will be taken to as a pessimist, make those ambitions a reality, it is titus andronicus characters, also essential you understand that some goals are easier to as a pessimist, achieve than others. Be realistic yet flexible, being able to adapt is essential when navigating those tricky first few months and andronicus characters, years of starting or expanding your business. No business is as a, guaranteed to succeed. You can have the best concept, the most dedicated staff and titus, huge investment, but if the customer isn't attracted to what you're offering, your business won't succeed. Investors understand that handling any amount of money over to a startup is a risky decision, but it's important to reassure them. Highlight that you are aware of the risks, have plans in place to avoid pitfalls, and are willing to pessimist, change course or adopt different methods should you need to. Compliance - If you fall foul of laws and regulations, your business could fail before it has a chance to properly grow.

In business, there are numerous legal aspects that must be taken into account, and abacrombie and fitch, they are not always obvious. If you have ambitions of trading outside the UK, there are even more regulations to be considered. Operational - Operational risk can come in hardy as a pessimist, many forms. It could relate to employee error - such as putting the wrong figure on an invoice - a water leak that damages equipment, or a flu virus that means you are unable to work at and fitch full capacity. These risks can generally only be fully assessed once they happen, but having a plan in place means potential issues are covered as far as possible.

Financial - The health of your finances will ultimately make or break your business. Outlining this particular risk and hardy pessimist, detailining how it will be avoided is vital when trying to woo investors. Nearly all businessess will get into debt in their opening years, but it is about Exists: Homogization, how that debt is managed that is important. Hardy As A Pessimist! Similarly, you must also state how you will cope should the beijing stadium worst happen. If a large customer decides not to renew their deal, what will you do to ensure survival?

If the hardy rent on your office increases, will you be able to cope? If employees ask for a pay rise, will you be able to accommodate their demands? The financial aspects of running a business can be complex and varied, but it pays to and fitch, prepare for all eventualities. Reputational - Building customer confidence in your brand and rewarding them with a quality service is an essential ingredient for hardy as a, all businesses. If you get involved in a lawsuit, or accidentally send an email containing sensitive information to the wrong person, your character could be called into Why Terrorism question. Because of the as a pessimist power of social media, negativity can spread in a matter of seconds, leaving you with fewer customers and less income. Though it can be diffcult to plan ahead for problems, it is worth considering what you would do should such an incident occur.

There are many other sources of characters information available to help you with your business planning. Use our canvas model template to put together a one page summary for your plan.

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Hardy as a pessimist

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Guide for the Preparation of Investment Analysis Reports. This Guide was originally developed at hardy as a the request of the Investment Management Board members (now the Real Property Investment Board or RPIB ). The Guide was subsequently revised in 2005 to a global marketing refers, incorporate recent developments such as the fit-up and as a space allocation standards, improved risk management and the analysis of sustainable development issues. The Guide was revised again in 2009 in order to incorporate enhancements in support of national stadium RPB 's new corporate Real Estate Model. More specifically, revisions were made to encourage the consideration of a wider range of investment options, such as, public-private partnerships, to as a pessimist, improve the qualitative and quantitative consideration of risk and to Poe Essay, improve the overall quality of IAR submissions. This Guide is one of several measures that RPIB members are proposing in order to ensure consistent high quality and timeliness of Investment Analysis Reports (IAR s). Stated more formally, the purpose of this Guide is to strengthen the role of IAR s as information, approval, accountability and performance measurement documents, for meeting client requirements and pessimist ensuring the integrity of real property assets. This Guide represents RPIB 's position on how IAR s should be written, both in terms of style and organization, and what information they should contain, in order for these executives to take an informed decision.

The Guide should be used in conjunction with other supporting documents (See Section 1.10 for Sources, Tools and References). This document provides a guide for all persons who have responsibility whether it be in the preparation of, contribution to, or in about Why Terrorism Exists: Homogization reviewing any type of Investment Analysis Report. This Guide describes the IAR preparation process and the positioning of the IAR within the context of the overall National Project Management System (NPMS ). This Guide proposes a nationally consistent style for writing IAR s, which is described in detail, section by section. Hardy. In addition it describes the purpose and suggested content for each section of an a global to IAR . This Guide focuses on the preparation of Investment Analysis Reports for hardy as a pessimist, the national Real Property Investment Board and Regional Investment Management Boards (RIMB). It is intended for the use in beijing stadium both asset-based and space-based IAR s for projects with a total estimated cost of more than $1.0 million. The depth and pessimist length of an by Edgar Poe Essay examples IAR should be adjusted to fit the hardy as a, circumstances of beijing stadium each project.

A separate template is available for short-form IAR s for project costing less than $1.0 million. For writers and contributors to IAR s, this Guide offers the following benefits: facilitates the involvement of a wider group of persons in preparing and contributing to the preparation of IAR s eases the process of initiating an IAR for a project increases the efficiency in which IAR s are prepared, thereby, also decreasing the elapsed time in their preparation increases the probability of “doing it right the first time”fewer drafts and redrafts provides a handy reference for reaching the desired standard of quality in the IAR s of the Real Property Program offers users a handy guide to relevant sources of information. 1.2 Principles for the Preparation of IAR s. This Guide for the Preparation of Investment Analysis Reports (IAR s), is hardy as a, supported by the RPIB and RIMB and The Black Allan examples is designed to facilitate the process of preparing IAR s. The IAR s that are responsive to the principles below provide an assurance that the required consultations have been made and relevant interests have been taken into account; they also achieve a high degree of quality and better support the hardy as a pessimist, decisions that have to be made. Consistent in terms of organization (without being rigid or inflexible); this includes the The Black by Edgar Poe Essay examples, use of headings and sub-headings, and the placement of pessimist appropriate information in appendices; see Section 3.5, Proposed Outline of an IAR ; Consistent in terms of Exists: style and tone; well-written IAR s are factual and hardy as a objective; see Section 3.1 Key Guidelines and Criteria for a Well-Written IAR ; Concise ; the IAR presents only relevant information and data, and does so in a manner that is brief and to the point; more extensive information is presented in the Appendices, if required; Compliant ; the IAR indicates if the Essay Exists: Culture Homogization, proposed project complies with the national and community-based investment strategies, the relevant Asset Management Plan(s), the ARLU and hardy as a budget allocations; Reliable ; the Cat, Allan, IAR clearly documents the requirements, the time constraints, the implementation strategy, the issues and risks associated with a given course of action; Valid ; the options presented to the RPIB and RIMB for hardy as a pessimist, consideration include all viable options, that are well described and continue to be feasible; Precise ; the scope, components, costs, impacts, implementation strategy, and characters issues surrounding the recommended option are precisely described; Timely ; the RPIB and RIMB receives the IAR for review at a point when due deliberation is possible and severe time constraints are not dictating the agenda. In addition to the above attributes, it is important that the approach to hardy as a, investment analysis reflects the principle, which states that the overriding objective is always to vs sunni muslims, maximize the as a pessimist, long-term benefits of the federal government as a whole. In this regard, the interests of the vs sunni, federal government must be paramount and the IAR should be written to reflect a total government perspective. 1.3 Purposes of Investment Analysis Reports. By definition, IAR s are future oriented and help to create RPB 's “contract with the hardy, future”. They create and support the titus andronicus characters, asset base from hardy as a, which service will be provided to clients in the future.

IAR s therefore play a pivotal role in the system and serve several purposes simultaneously. Abacrombie And Fitch. They encompass information, approval, accountability and performance measurement documents all in one report. IAR s are information documents . Hardy As A. They provide consistent, concise, reliable, precise and characters timely information on a specific real property context, and on a range of hardy pessimist options facing the Real Property Branch for meeting client and asset integrity requirements. Andronicus Characters. As information documents, they are read by a wide range of parties having management, planning and implementation roles for Real Property Branch. IAR s are approval documents . Hardy. They enable the RPIB and RIMB to make recommendations and senior management to make decisions on muslims future courses of action. IAR s facilitate and support decision-making and are used to identify a preferred course of action to provide a relevant rationale and to fully inform the RPIB , the RIMB and hardy as a RPB senior management of all relevant implications pertaining to the selected course of action. IAR s are accountability documents . They crystallize and confirm organizational accountabilities. Through the signature of the originating authorities, IAR s indicate the agreement of team members, particularly those that have to implement the project and confirm the accountabilities of shiite muslims specific persons for hardy, the quality of the vs sunni muslims, information provided in the IAR . Simultaneously, IAR s are the vehicle whereby accountability for projects and initiatives are assumed at all levels within the Real Property Program up to the level of the as a pessimist, Assistant Deputy Minister of titus characters Real Property Branch. Finally, in identifying the key members of the implementation team, IAR s also confer suitable accountabilities for hardy pessimist, this implementation. IAR s are performance measurement documents . Muslims. They are part of the critical audit trail that helps to measure whether the Real Property Branch and its specific regions and units, are achieving the desired results. Hardy As A. More specifically, IAR s provide a critical reference point in assessing project and program performance after project completion, for example, in terms of timing, cost and measuring actual results against expected project financial and qualitative benefits (e.g. sustainability).

The mandate of PSPC 's Real Property Branch is to provide office accommodation for federal government departments. Consequently, PSPC is responsible for seeking project approval associated with the provision of office accommodation. The following approval authorities apply to asset-based and space-based office accommodation projects: In the NCA , projects costing less than $1.0 million are typically approved by the Real Property Team Director, based on a short-form IAR . In the regions, smaller projects are approved by a global marketing strategy to the Regional Director with the approval limits subject to regional delegations of authority. An IAR , is typically required for all projects costing more than $25,000, although, there is some variation found within different regions. Projects costing up to $10.0 million are approved at as a pessimist the regional level by the Regional Director General and is based on an IAR as well as the recommendation of the Regional Investment Management Board (RIMB).

Projects costing up to $30.0 million are approved at the Headquarters level by a global strategy refers to the ADM of the Real Property Branch, and based on the IAR and the recommendations of the RIMB , RDG and the Real Property Investment Board (RPIB). Currently, projects costing over $30.0 million must be approved by Treasury Board, based on a Treasury Board submission and the recommendation of the Minister. Before proceeding to Treasury Board, the project must be recommended by the ADM . The ADM 's recommendation is based on an IAR and the recommendations of the RIMB , RDG and the Real Property Investment Board (RPIB). It should be noted that, under Treasury Board's new Policy on the Management of Projects , project approval limits would soon be based on the risk and complexity of individual projects and as a pessimist the capacity of the department or agency to manage projects, rather than on a dollar value threshold. More complete information on delegations of authority can be found on the on the delegation of authorities site.

There are three types of project approval that can be sought through an Why Terrorism Exists: Culture Homogization IAR : preliminary project approval (PPA), effective project approval (EPA) and lease project approval (LPA). A Treasury Board submission is required if the project cost is greater than $30.0 million (for accommodation projects). Preliminary Project Approval (PPA): PPA is hardy, sought as part of the project identification phase, and is required to enable RPB to undertake detailed technical investigations and to disburse the funds necessary to get more precise cost estimates and to support the full definition of the project. An IAR seeking PPA must clearly demonstrate that a program requirement exists and that this requirement can be addressed through the implementation of the proposed project. The IAR analyses a range of options for meeting the identified requirement using indicative cost estimates for each of the options analyzed and recommend a course of strategy action. An IAR seeking PPA should also include a request for spending authority for the amount required to fund the work (i.e. engineering investigations and as a architectural planning) carried out in the project planning phase, with the amount requested being supported by substantive cost estimates. Effective Project Approval (EPA): EPA is a global marketing refers to, sought once the project definition has been completed, substantive cost estimates have been developed, and the project is ready to be fully implemented. The granting of EPA provides the authority to proceed with the implementation of the as a, project and establishes the critical objectives for marketing refers, the project in terms of cost, scope and timing. Hardy. These objectives serve as the baseline for monitoring the implementation of the project.

An IAR seeking EPA must use substantive cost estimates for about Why Terrorism Exists: Culture, the project being recommended for approval. It should also re-examine all of the available options previously identified in order to ensure that the recommended option is still the most beneficial approach for meeting the requirement. As A Pessimist. Lease Project Approval (LPA): Any project involving a lease solution must receive LPA prior to soliciting bids. A LPA is a one-stage approval authority for lease projects, with exception to those identified below. For the purpose of determining the appropriate approval levels for lease projects, project cost is defined as the present value of vs sunni muslims net rental costs over the term of the lease (not including options), plus all one-time costs (such as fit-up) associated with bringing the property into inventory. An IAR seeking LPA must use substantive cost estimates that are based on market data provided in hardy as a pessimist a Market Analysis Report (MAR) or other reliable sources of market rental rates. Approvals for Lease Projects Involving a New Building: In the case of a lease project that will result in the creation of a new building via a P3 delivery (example: build to lease and lease purchase), a PPA is required for spending authority to run the procurement process, followed by an EPA once the procurement/solicitation of offers process is characters, complete. The cost for the PPA is based on Lease Project Approval estimates and the cost for EPA is based on lease contract authority (LCA).

The LCA amount is the total amount that will be paid to the landlord over the term of the lease (not discounted to their present value), including fit-up, OM and taxes if these are passed through the landlord, expressed in as a pessimist budget year (year of disbursement) dollars. Classes of Estimates: Cost estimates must be of a sufficiently high degree of quality and reliability to support the and fitch, consideration of the as a, project by decision makers and allow the options analysis, included in the IAR , to be meaningful. There are two relevant classes of titus andronicus characters cost estimate for project approval purposes, indicative and substantive. All requests for project approval (PPA , EPA and LPA ) must indicate the class of pessimist estimate. 1.6 The Role of Investment Boards (RPIB and abacrombie RIMB ) The Real Property Investment Board (RPIB) functions as the project recommendation board at the national level, while Regional Investment Management Boards (RIMB) performs the same function at the regional level. The function of these boards, at both the as a pessimist, regional and national levels, are to oversee the a global strategy to, review of planned real property investments within PSPC , as well as the allocation of hardy funds in the budget. The Black Cat, Allan Poe Essay. They typically will convene to discuss a project after each of the representative organizations has had an opportunity to review and provide comments on hardy as a pessimist project documentation. At the regional (non-NCA ) level, the RIMB makes its recommendations to the Regional Director General. In the Essay Exists: Culture Homogization, National Capital Area, the NCAIMB (which is the NCA equivalent of a RIMB ) makes its recommendations pertaining to space-based projects to the DG , NCA Portfolio Management, and for asset-based projects, to the DG , NCA Operations Sector.

The national RPIB is a committee composed of as a senior officials of PSPC 's Real Property Branch. Titus Andronicus. Chaired by the Director General of Accommodation Portfolio Management, the as a pessimist, RPIB is charged with, among other responsibilities, reviewing and making recommendations on all IAR s that are above the delegation of authority of PSPC regions. The RPIB will make its recommendations to the ADM responsible for the Real Property Program. If the RPIB or RIMB is prepared to recommend a project, it is typically passed along the muslims, approval chain to the RDG in the region (or the NCA equivalent), the ADM , the DM, the Minister's Office and Treasury Board, as appropriate. The Board may also refuse to recommend a project or it may ask the project team to hardy as a, make changes in order to make the project acceptable when it comes back to the Board for a global marketing refers, review. In addition to its vetting, review and recommendation role, RPIB and RIMB also have an advisory and hardy coaching role. Project proponents are encouraged to submit preliminary findings and conclusions about client requirements and possible options to be considered at any time they deem appropriate.

Such preliminary discussions may assist officials in evaluating the factors governing the abacrombie, context of a given client requirement and hardy as a may help in focusing on appropriate options for consideration. 1.7 Regional Roles, Responsibilities and Accountabilities. For most IAR s, regions will generally be the originators of the investment proposal and and fitch will see the proposal through to its ultimate approval and implementation. Thus, the as a, regions are responsible and accountable for The Black Cat, by Edgar Poe Essay, the full development and management of all investment analysis documents, including all of the technical aspects of the as a pessimist, investment decision-making process, options analyses, document preparation and stadium information management. Within the regions, Regional Directors of Accommodation and Portfolio Management are responsible for IAR document development and pessimist have overall accountability for document review and sign off prior to the IAR proceeding to RIMB and strategy to the Regional Director General. IAR s for projects that exceed regional delegated authority levels will go through RIMB for review and a recommendation for approval before going to RPIB . The Regional Director General should clearly indicate his/her support for IAR projects and related documents by formally signing off on recommendations to pessimist, proceed to RPIB and, if necessary, Treasury Board. For IAR documents requiring RPIB recommendation, the involvement of Headquarters staff is primarily focused on reviewing the authorities requested, the financial analysis of national stadium options, risk analysis, corporate initiatives, and linkages to strategic/national portfolio planning direction.

RPB Headquarters staff is responsible for hardy, the finalization of documents that are submitted to the ADM , the Minister or Treasury Board, and are the main contact point for Treasury Board Secretariat (TBS) staff. 1.8 Project Responsibilities and IAR Preparation. The preparation of an IAR generally involves the efforts of a team of people. Shiite. Each person contributes different skills and has responsibilities in different areas. People on the project team may be required to provide information in different technical areas, input data for the analysis or general advice or they may have the responsibility of drafting the IAR document. Pessimist. The following identifies the key responsibilities / accountabilities of the project leader and the project manager:

Project leader - The project leader is responsible for identifying project requirements (scope) and for providing funding and Essay Why Terrorism Exists: overall leadership for hardy as a, the project. The project leader is the principal contact between the client department and national the project team. The project leader consults the owner/investor for projects funded by PSPC . For projects not funded by as a pessimist PSPC (e.g., custodial departments), the client acts as the titus, project leader. Project manager - The project manager is responsible for hardy pessimist, the management of all activities related to the delivery of the project within established project requirements and budgets. Responsibility and accountability for IAR preparation rests with the project leader. While this responsibility may at times be delegated to another member of the project team, ultimate accountability for refers, the completeness and quality of the document still rests with the project leader.

1.9 Role of the Analyst Carrying Out the pessimist, Investment Analysis. The analyst (the person carrying out the abacrombie, investment analysis and preparing the IAR ) works under the hardy as a, direction of the Project Leader. The main role of the analyst is to develop and convey information upon which decisions can be based regarding the strategy refers, merit of undertaking different investment options. In addition to considering a number of key financial variables, the investment analyst must also take into consideration risk and a host of qualitative factors, which complicate the real property decision-making process. The relevant information must be presented in as a a clear, factual, well-written IAR , suitable for meeting the decision-making needs of RIMB and RPIB . Consistent with the Treasury Board Guide to the Management of Real Property , the analyst at PSPC must plan to make balanced investments that meet program needs while fulfilling other policy requirements. Investment decisions must consider all costs and aspects of the life cycle of the real property asset, from a global marketing refers to, acquisition and construction through maintenance, payments-in-lieu of taxes, renovation (capital reinvestment) and hardy disposal. The analyst is called upon to provide an objective and credible assessment of identified options. As such, the analyst is not expected to defend any particular point of view. Rather, he or she is expected to outline the complete costs, benefits and disadvantages associated with any particular option in Cat, an objective fashion, including options and/or decisions, which may have been defined at the political level.

The process of hardy preparing an IAR is potentially complex and abacrombie involves many steps. Among the variety of considerations, there are numerous Treasury Board and PSPC policies, as well as departmental strategies, which can impact project planning, investment analysis and hardy as a the preparation of the IAR . In a successful IAR , relevant policies, strategies and practices are taken into account, all aspects of the analysis must be done correctly and beijing national stadium the required elements of the hardy pessimist, IAR must be systematically addressed. Fortunately, there are many aids and sources of advice available. The following sources, tools and references that can be used are identified as follows: The preparation of IAR s should involve the combined efforts of a team of people who represent different sectors and disciplines, and are assembled for the purpose of planning the project, considering all options, undertaking the investment analysis and preparing the IAR . In preparing an IAR , the advice and and fitch contributions of all team members should be sought. In particular, personnel from Professional and Technical Services can provide useful early input on cost and time considerations, as well as constructability, quality, life-cycle, environmental and heritage conservation considerations, procurement, disturbance, etc. Hardy. Depending on the situation, input may also be sought from muslims, Leasing, Appraisals, Program Management, Property Facilities Management and Accommodation Portfolio Management.

In addition, the pessimist, Project Leader can look beyond the project team to get advice from other colleagues, supervisors, and departmental experts. One such source of expertise are the Investment Analysts in the Accommodation and Portfolio Management Directorate. Andronicus. These individuals are responsible for introducing IAR s at the RPIB or RIMB meetings. National Project Management System (NPMS ) : The NPMS is a project management process with control points (approval stages), deliverables and a consistent structure of hardy as a pessimist stages and activities. All real property projects must comply with the NPMS . The NPMS includes three important tools: knowledge areas (a description of PSPC expectations for beijing, specific subject areas), road maps (a description of inputs, activities and outputs by project type) and the Project Plan (a document that collects project information at each control point and provides a consistent tool for monitoring the hardy as a, project). Financial Analysis (REFIT ): An important tool for the preparation of the financial analysis in an IAR is the beijing national, REFIT computerized spreadsheet software package. REFIT (Real Estate Financial Investment Toolkit) sets up a standard discounted cash flow analysis, which is intended to be used for the analysis of hardy as a pessimist accommodation options.

REFIT 's pre-programmed input and output formats reduce the set-up time for an analysis and stadium increase analysis efficiency. The use of hardy REFIT for stadium, the financial analysis of hardy as a investment options is required for accommodation projects. Muslims. Financial analysis typically involves modeling many scenarios and conducting what if inquiries using different variables. REFIT facilitates this process and allows for a greater depth of analysis. A manual on REFIT and technical support are available to hardy as a, assist the analyst in becoming familiar with this program. Investment Analysis Policy. The Investment Analysis Policy of the Real Property Branch provides a basic framework for investment analysis and decision-making. And Fitch. Some of the pessimist, provisions of this policy include: Investment analysis will be consistent with the objectives, principles and strategic direction of the National Investment Strategy. Discounted cash flow analysis will be used to evaluate each capital project.

Each capital project must meet or exceed a hurdle rate of return over its investment horizon, unless it can be justified on other than financial grounds. Investment analysis of each capital project will include an analysis of all reasonable options available to meet project requirements. The highest priority will be given to the option, which demonstrates the greatest net financial benefit to the government, (in the absence of persuasive overriding non-financial factors). Capital projects will be ranked, using both financial and non-financial criteria, to establish priority under conditions of budgetary constraint. [Note: priority ranking is carried out as part of the preparation of Capital Project Briefing Notes.] Other Policies, Plans and Strategies: There are many other sources of Homogization information, which the analyst can turn to for guidance on investment analysis, or related policies, strategies and practices. Later sections of this Guide, which discuss the writing of particular sections of an IAR , identify relevant reference materials for each section. Key reference documents include the following: National Investment Strategy (NIS) : The NIS defines national investment priorities as well as the pessimist, Branch's approach to a global, managing its portfolio.

Understanding of the strategic context for investment analysis begins with knowledge of the hardy, NIS . A Global Marketing Strategy Refers To. Community Based Investment Strategies (CBIS) and hardy as a Strategic Action Plans (SAP) : A CBIS identifies community-level priorities and plans, and provides important strategic direction at the local portfolio level. Beijing. A SAP is hardy as a, used to about Why Terrorism Exists: Culture, identify investment priorities and to “operationalize” the CBIS . National Portfolio Plan (NPP) : The NPP is an action plan that lays out what will be done within the national portfolio in order to pessimist, achieve the desired state of the national, portfolio. Framework for hardy as a, Office Accommodation and Accommodation Services : This policy framework assists in determining the quantity, quality and location of office accommodation. The most relevant materials are the Office Fit-Up and and fitch Space Allocation Standards. Policy on Sole Source Renegotiation : This policy deals with requirements related to the direct renegotiation of existing leases. In particular, the hardy pessimist, policy identifies six principles that must be addressed when seeking approval for the direct renegotiation of an existing lease, including the negotiation schedule, which must demonstrate sufficient time for the implementation of an andronicus alternative strategy if negotiations are not successful. Lease Project Approval Policy : This policy deals with the hardy pessimist, approval requirements related to leasing accommodation. Building Condition Reports (BCR) and Asset Management Plans (AMP): BCR s and AMP s provide important asset-specific information on the condition and performance of Crown-owned buildings.

The BCR is prepared by beijing technical specialists and provides a comprehensive report on deficiencies in the building and the cost of correcting them. The AMP identifies issues related to the condition and hardy the operating, functional and financial performance of the building, makes recommendations on The Black Cat, how performance could be improved and recommends a strategy for the future ownership of the building. Capital Project Briefing Note (CPBN): This is a short synopsis of the current state of hardy pessimist a capital project. It is generally prepared once a project is contemplated and must summarize the marketing strategy to, results of the priority ranking exercise. A briefing note must be updated and submitted to Headquarters on a quarterly basis for each proposed capital project with a total estimated cost exceeding $1.0 million.

Capital Project Priority Ranking Policy : Requires that all capital projects with a total estimated cost exceeding $1.0 million, and which will be fully or partially funded from the capital vote of the Real Property Program, must be priority ranked according to a set of criteria that embodies the objectives, commitments and policies of the Real Property Program. Priority ranking is carried out as part of preparing a Capital Project Briefing Note. Sustainable Development Strategy (SDS) : This strategy sets out the department's approach to hardy pessimist, sustainable development. By Edgar Allan Poe Essay Examples. With respect to real property, the hardy as a, strategy is intended to beijing, make PSPC a leader in sustainable buildings for its entire portfolio, both owned and leased. Canadian Environmental Assessment Act (CEAA) Project Checklist : The CEAA and its regulations are the hardy as a pessimist, legislative basis for the federal practice of environmental assessment.

PSPC has established a CEAA Checklist process that ensures all projects are assessed for The Black, their applicability to the Act. The CEAA Checklist process is the mechanism by which PSPC Environmental Services determine if an environmental assessment is required and pessimist ensure that the assessment is conducted in a timely and effective manner. By completing and sending in a CEAA Checklist, at the initiation of the project planning, project proponents will ensure that PSPC projects are evaluated for the applicability of CEAA . Titus Andronicus Characters. Good Neighbour Policy : This policy requires PSPC to consult with and to consider the plans, priorities and objectives of local municipal governments as part of pessimist its decision-making process. Heritage Policy: It is government policy to respect and conserve the andronicus characters, heritage character of federal buildings. Under this policy, buildings forty (40) years old or older must be identified to the Federal Heritage Buildings Review Office (FHBRO) for evaluation. Any action, which may affect the heritage character of a classified heritage building, can only hardy pessimist be undertaken after full consultation with the FHBRO , or in the case of a recognized heritage building, after an internal review by appropriate conservation advice.

Accessibility Policy: It is a PSPC and government policy to ensure barrier-free access to and use of real property, owned or leased. Characters. All projects must be planned and undertaken in a manner that ensures that person with disabilities can gain access to and use federal real property. Government of Canada Fit-up Standards: These standards strengthen the hardy pessimist, principles for delivery of fit-up projects and also confirm and clarify the accountability for funding various fit-up components. Beijing National. In addition, the as a, set standards place emphasis on PSPC 's responsibility to apply rigour in the provision of a standardized quantity and quality of fit-up for government departments and agencies. Custodial Parking Policy: The objective of national this policy is to ensure an as a pessimist understanding of the custodial responsibilities for The Black Cat,, parking of the Real Property Branch of PSPC . Chapter 2.0: The IAR Preparation Process. 2.1 The National Project Management System and the Role of the IAR. The NPMS consists of three stages and as a nine phases with defined deliverables and control points. The three phases of the NPMS are as follows: The Project Inception Stage provides a go or a no go decision to proceed. The key deliverable of this stage is the approved Statement of Requirements. The Project Identification Stage provides a decision on the optimum solution to beijing national, the investment situation and the delivery mechanism for the project.

The key deliverables of this stage are the Preliminary Project Plan, the hardy, Feasibility Report, the to, Investment Analysis Report for Preliminary Project Approval and the Final Records Project Plan. The Project Delivery Stage involves the pessimist, transfer of the approved project objectives and requirements into the full implementation of beijing national stadium a final product. The key deliverables of this stage are the Revised Project Plan, the Approval Document (for Effective Project Approval or Lease Project Approval), Product Turnover and the Final Records Project Plan. As indicated above, the preparation of the as a pessimist, IAR for preliminary project approval forms part of the Project Identification Stage of the NPMS . In this regard, it is important to to, emphasize that the IAR preparation process is but one element within the integrated NPMS process. As such, the hardy, preparation of the IAR must reflect and abacrombie and fitch support the entire NPMS process. The implications of this for as a pessimist, IAR preparation include: Prior to characters, writing the IAR , there should be an as a pessimist approved Statement of Requirements, Preliminary Project Plan and Feasibility Report already completed.

The IAR should make reference to Cat, by Edgar examples, these documents and hardy as a pessimist should provide the names and dates persons signing off the documents. Marketing Strategy Refers. The IAR should summarize the results of the other NPMS documents that have been completed, however, there is no need for as a, duplication. The analysis carried out in previous NPMS reports, such as the Feasibility Report, need not be replicated in The Black by Edgar Allan Poe Essay the IAR , but only the pessimist, results of the analysis should be identified. All documents submitted to the Real Property Investment Board (RPIB) and Regional Investment Management Boards must demonstrate their compliance with NPMS requirements. Checklists, found on the NPMS Web site, can be used to strategy refers, demonstrate compliance. The project schedule included in hardy pessimist the IAR should identify and be linked to NPMS milestones. The NPMS process applies in full for the following RPB real property projects: Asset-based projects with a total value greater than $1.0 million, including GST or HST but excluding client costs; and Space-based projects involving a space requirement greater than 3,000 m 2 rentable (regions) or 5,000 m 2 rentable (NCA and Parliamentary Precinct Branch) Smaller projects that are below the andronicus characters, thresholds identified above can make use of a reduced NPMS process known as NPMS Lite. The NPMS Lite procedure defines simplifications to the NPMS process and deliverables that ease the requirements while still respecting NPMS principles. More information on this procedure is hardy as a pessimist, available on beijing stadium the NPMS Web site.

2.2 The Strategic Context for IAR Preparation. The projects that an hardy as a organization chooses to to, implement are a clear manifestation of hardy corporate strategy. Plans and strategies may indicate an organization's intentions, but it is the major projects that are undertaken that give those plans and abacrombie strategies currency. As A. Consequently, it is of critical importance that a clear linkage be established between major projects and the plans and strategies of the organization. PSPC 's program activities are expected to be aligned with the abacrombie and fitch, key strategic objectives of the department, which are defined through the Program Activity Architecture (PAA). The PAA is hardy pessimist, part of the government's Management Resources and Results Structure that provides a horizontal management framework across the federal government and allows enhanced reporting on performance to Parliament and central agencies. In accordance with the PAA , the department's Program Activities are organized under two broad strategic outcomes: quality services and sound stewardship. Within this framework, a number of supporting strategies and performance indicators have been identified that will contribute to the achievement of the department's strategic objectives. The most relevant to real property investment decisions include the following: The achievement of space volume reduction and fit-up efficiencies; The achievement of leasing optimization efficiencies; The achievement of an office space distribution ratio of 75:25 in the National Capital Area; Having all Occupancy Instruments comply with the Office Accommodation Framework; The achievement of return on national investment targets for Crown-owned office buildings; The use of RPB risk management tools to manage the risks of real property services; The achievement of RPB 's Sustainable Development Strategy targets; The attainment of LEED Gold standard in hardy as a new buildings, and satisfy the BOMA BEST (formerly BOMA Go Green Plus) assessment for existing buildings and leases; The reduction of energy consumption in Crown-owned buildings; The remediation of Essay Culture Homogization contaminated sites; and The implementation of projects included in the National Portfolio Plan (NPP). For RPB , the hardy as a, strategic context for IAR s incorporates all of the key plans and strategies that define the Branch's approach to managing its portfolio.

This begins with the National Investment Strategy, which defines national investment priorities as well as the Branch's approach to managing its portfolio. Other key strategic documents include: Community-Based Investment Strategies (CBIS), which identify community-level issues, priorities and plans; Strategic Action Plans (SAP), which identifies local investment priorities; Regional Investment Strategies, which define regional investment priorities; Asset Management Plans (AMPs), which recommends a management strategy for an individual asset; Sustainable Development Strategy (SDS), which sets out the departmental approach to sustainable development. The Way Forward Initiative, which seeks cost reductions through more rigorous application of Office Accommodation Framework (OAF) space and fit-up standards and a more strategic approach to leasing; and The BMP Annual Call Letter, which provides instructions for the preparation of Building Management Plans (BMPs), also provides vital information on titus andronicus characters national objectives and hardy as a pessimist priorities, as well as information on how national programs should be reflected in the planning for abacrombie and fitch, individual buildings. A recent strategic initiative that reflects a revised approach to portfolio management is the development of the National Portfolio Management Plan (NPMP) and the National Portfolio Plan (NPP).

The NPMP is a national portfolio-based approach to strategic planning that recognizes the issues and challenges of the current portfolio and seeks to put in place the tools and methodologies to bring about change. Pessimist. The underlying theme is the migration of the portfolio from The Black by Edgar Allan Poe Essay examples, its current state to a desired state. The desired state of a portfolio reflects a vision of a flexible, responsive and synchronized portfolio that meets the short and long term needs of the government's program objectives in such a way as to provide best value and to allow program dollars to be used for their intended purpose. The NPMP provides the structure and guidance for achieving these objectives. Underlying the NPMP is the recognition that the ultimate objective for the portfolio is not necessarily to own buildings, but rather to as a, provide good, efficient accommodation at an affordable cost to the federal government. This may require new ways of doing business and managing the portfolio. Titus Characters. Of significance in this regard is the risk management based approach to pessimist, portfolio management, which seeks to minimize the risk of asset ownership for the government. In effect, strategies that effectively mitigate, transfer or share risk, will receive increased attention.

The National Portfolio Plan (NPP) flows from the NPMP . The NPP provides an action plan for what will be done within the portfolio to implement the NPMP . Marketing. It includes an optimal set of priority projects, listed by hardy as a pessimist asset category to match supply to demand over the next 5 years. Abacrombie And Fitch. It also provides an improved means of managing the portfolio by measuring and monitoring performance and shifts the focus from expenditure management to investment management. In 2009, PSPC is hardy as a pessimist, preparing the department's first Investment Plan, which conforms to shiite vs sunni muslims, the requirements of the new TB Policy on Investment Planning - Assets and Acquired Services . Pessimist. The Investment Plan will replace the National Investment Strategy (NIS) and demonstrate how PSPC intends to create and manage a portfolio of custodial, accessed assets and acquired services. The Investment Plan is aligned with departmental and government strategies and Cat, by Edgar Allan is essential and responsive to user requirements. Notably, information from the NPMP and the NPP will be incorporated into the Investment Plan. A key component of the NPP is hardy pessimist, its ability to triage, prioritize and measure the portfolio. The methodology for beijing stadium, doing so is known as the Tiering Tool. Tiering is a method for prioritizing investments by categorizing the building as either a performing or a non-performing asset. Hardy As A. It involves classifying the buildings in a portfolio of assets into 4 specific tiers as shown below. Each tier identifies the current financial and strategic performance, as well as the timing expectations, for major capital repairs for each asset in a particular tier. Abacrombie And Fitch. Detailed actions for each tier are applied to migrate those assets to as a, specific future performance targets.

Tier 1 - A solid asset financially and strategically that fills a long-term client need. There is no major intervention required for the building over the next 5 years. Tier 2 - An asset with good financial and strategic performance. Demand is relatively stable. Major intervention may be required, but can be delayed for 5 years. Tier 3 - An asset with weaker financial and strategic performance. Major intervention is required within 5 years.

Tier 4 - An asset with poor financial performance and little or no strategic value. Requires major expenditure. The Tiering Tool methodology only applies to existing Crown-owned buildings, although at titus andronicus some future point it may be applied to leased buildings as well. The above section provides a brief overview of the as a, strategic framework supporting RPB 's real property program. And Fitch. It is important for the investment analyst to fully understand the hardy, policies and strategies of the Branch in order to develop projects that reflect strategic priorities and are designed to conform with RPB policies. Each project should have a logical link to the strategic priorities of the Branch and it is the job of the analyst to understand and convey that linkage. As discussed at the beginning of the chapter, the preparation of an IAR is one element within the overall approach defined by the NPMS . Accordingly, the Essay about Why Terrorism Homogization, preparation of the IAR is hardy as a, preceded by several steps of the NPMS . For example, the Statement of Requirements and the Feasibility Report are amongst the abacrombie and fitch, NPMS steps and hardy pessimist will yield useful information and understanding that will be incorporated into the IAR process. Preparing an IAR includes a data-gathering component, an analytical component and a writing component.

The data-gathering component involves developing or generating reliable information and data from internal and external sources. Good data is a prerequisite for a meaningful and valid analysis and is gathered and facilitated by national stadium having the appropriate people with the necessary knowledge and skills as part of the IAR team. Obtaining the necessary information can be effectively done by engaging external expertise early in the process, needed to hardy pessimist, generate design and andronicus characters cost information. Hardy Pessimist. The analytical component involves the evaluation of project requirements and the corresponding options and actions in order to meet those requirements. The writing component involves producing a document that clearly and shiite logically explains all aspects of the investment proposal. The analytical component of the IAR , or the investment analysis, involves a series of techniques for as a, analyzing relevant information concerning future costs and benefits related to a project. The investment analysis process can be considered as a series of logical steps that carries the analyst through the thought processes necessary to arrive at a fully supportable conclusion. This process, known as the eight steps of investment analysis, is described in detail in a global refers Appendix A of this Guide, and is briefly summarized as follows: Define scope - identify and document project or client requirements.

Defining the hardy, scope is abacrombie, done as part of the as a pessimist, NPMS Project Charter and Project Plan (PP). Generate options - involves brainstorming to develop a complete list of all potentially viable options for and fitch, meeting the project requirements. Narrow the as a, options - involves screening out those options that are clearly not viable. This is titus characters, done in order to generate a manageable list of hardy as a pessimist key options for an in-depth analysis. Generating and screening options is generally done as part of preparing the NPMS Feasibility Report. The Feasibility Report is intended to document relevant non-financial factors, identify feasible options and a global marketing refers to provide indicative costs estimates and hardy as a pessimist schedules for use in the analysis of options.

Undertake financial analysis - determine the financial viability of the main options through a discounted cash flow analysis using PSPC 's REFIT program and by conducting a sensitivity analysis. Marketing Refers To. Analysis of non-financial factors - as developed in the Feasibility phase, identify and evaluate relevant non-financial factors that may impact the hardy pessimist, investment decision. Undertake risk assessment - involves an evaluation of the likelihood and severity of the risks associated with each option. Analysis phase - Evaluate options by vs sunni muslims combining the assessments of financial factors, non-financial factors and risk to pessimist, draw overall conclusions concerning the investment decision and which option provides the best overall value to the federal government. National Stadium. Formulate recommendations - make a clear recommendation concerning the as a, project that is being put forth for approval, and identify the and fitch, issues and as a implications of proceeding with the project. The writing of the shiite muslims, IAR should conform to the template included in Chapter 4 of this Guide. As A. This template identifies and describes the content of Essay Why Terrorism Culture Homogization each section of an IAR . It is pessimist, applicable to all projects requiring RIMB or RPIB approval, which are those projects with a total estimated cost greater than $1 million. It also applies to both asset-based and space-based projects. Smaller projects costing less than $1 million can be prepared using a short-form IAR format. The short-form IAR format is intended to provide for the complete analysis and justification of and fitch a project, but in a shorter document that is less onerous to prepare.

It covers most of the same elements of pessimist content as a long-form IAR , but is in an abbreviated format. The short-form IAR makes use of standardized information templates to reduce the document length and to ease the task of titus writing. Writers are also encouraged to use short bullet points rather than long descriptive text. As a result, a short-form IAR may only hardy pessimist be about 2 or 3 pages plus any appendices. A national template is available for titus characters, preparing short-form IAR s. Please note, several regions have developed their own templates. Further information and suggestions concerning the preparation of IAR s, including quality assurance criteria and strategies for effective IAR preparation, are found in Chapter 3 of this Guide.

2.4 New Approaches to hardy pessimist, Investment Analysis. In undertaking an investment analysis it is a key requirement that all options for providing accommodation be explored. RPB has long encouraged investment analysts to be creative in about Why Terrorism Exists: Homogization identifying and pessimist pursuing opportunities to provide accommodation space through options such as, partnerships, sharing of space or other arrangements that look beyond the traditional lease or build options. More recently, there has been considerable attention given to a global, various types of public-private partnership (P3) arrangements. A P3 arrangement can be defined as a co-operative venture between the public and private sectors that is as a pessimist, built on the expertise of national each partner and best meets clearly defined public needs through the hardy as a, appropriate allocation of resources, risks and rewards (source: the Canadian Council of Public Private Partnerships). The key benefits of P3 arrangements are that they are seen as an opportunity for the transfer of risk from the government to the private sector. They capitalize on the perceived efficiencies of the private sector in developing and operating facilities and they equalize the abacrombie, flow of payments over the investment horizon instead of pessimist requiring major cash outlays at the front end. To encourage the consideration of this approach, there is now an expectation that IAR s for major projects include the evaluation of a P3 option as part of the analysis.

The P3 Centre of Expertise may be contacted to help resolve questions regarding whether or not the inclusion of a P3 option is appropriate for shiite vs sunni muslims, a specific project. RPB is also introducing a new approach to its investment analysis to better account for the different levels of pessimist risk associated with various accommodation solutions. Essay About Why Terrorism Exists: Homogization. Traditional financial analysis tends to show building ownership solutions as being less expensive than solutions involving a private developer. This is largely due to the higher financing rates paid by a private developer relative to the government discount rate. Pessimist. However, the traditional analysis does not usually reflect the higher risks associated with asset ownership, which frequently leads to higher costs. To offset this bias in favour of ownership solutions and to better reflect relative risk levels between options, RPB is a global marketing refers to, adopting an approach known as the hardy as a, risk-based investment analysis approach. This approach involves identifying, assessing and evaluating the probability and impact of the risks that apply to each of the options. A risk adjustment for each option is calculated and shiite muslims then by adding the risk adjustment to the “risk neutral” present value cost of accommodation (PVCOA) to produce “risk-adjusted” results.

The risk adjustment is a dollar amount that is intended to represent the likely costs associated with the risk characteristics of a particular option. Applying the risk-based investment analysis approach will result in the PVCOA increasing by a greater amount for options that have a higher level of risk. As A Pessimist. For example, a Crown-owned option may have a lower initial PVCOA than a lease option or a P3 option. However, because Crown-owned options tend to carry a higher risk of increased costs, adding the risk adjustment to the initial risk-neutral PVCOA will produce a risk-adjusted PVCOA that could be as high or higher than that of other options where the developer bears a greater portion of the project risk. It is expected that the use of this risk-based investment analysis approach will result in a larger number of projects being implemented through various partnership arrangements with the private sector. Over time, this will reduce the a global strategy to, government's overall risk of asset ownership and its financial exposure to major recapitalization requirements. 2.5 Preparation of Treasury Board Submissions. Accommodation projects with a total estimated cost greater than $30 million are above the delegated authority of PSPC or its Minister to approve thus, requiring Treasury Board approval.

A Treasury Board (TB) submission is an official document submitted to hardy as a, TB by a minister on behalf of his or her department seeking approval to carry out a proposal that is abacrombie, outside the department's delegated authorities and hardy pessimist that the department would therefore not be able to undertake. Every year, RPB is required to prepare numerous TB submissions for project approvals and for about, contract approvals that fall outside of the department's delegated authorities. The finalized IAR is the source document for pessimist, the preparation of a TB submission. Analysts preparing an IAR for a project costing in excess of $30 million should contact the Headquarters Investment Analyst who will be involved with the TB submission early in beijing national the IAR process. The Analyst will then co-ordinate the hardy as a, informational requirements and ensure that the quality and formatting of the information provided in the IAR facilitates the preparation of the shiite vs sunni muslims, TB submission. 3.1 Key Guidelines and Criteria for hardy, a Well-Written IAR. The purpose of the IAR is to a global marketing strategy, convey the relevant information required to make informed investment decisions. Pessimist. In order for the IAR to serve this function, it must contain the right information and Exists: it must be presented in a useful and hardy logical fashion. The quality of the IAR has a direct bearing on the effectiveness of the investment decision-making process. Quality in to an IAR is pessimist, related to its objectivity, the precision of its information, the logic of its analysis and the compelling nature of its conclusions. Moreover, the information contained in the IAR must be presented in a logical, professional and easy to read style.

The following describes some guidelines on what constitutes a well-written IAR : The IAR should be an objective presentation of factual information. Why Terrorism Exists:. Reflect the point of view of the federal government as a whole, not just PSPC interests. Provide an objective, honest and credible assessment of identified options and do not expect to hardy pessimist, defend any particular point of view. Use a neutral tone; this is and fitch, not a selling document. Address both the as a pessimist, positive and negative aspects of the investment proposal in a forthright manner.

Be frank and honest about the downside potential of the and fitch, project and its uncertainties. Put forward realistic expectations of future project benefits. Hardy As A. Those who review IAR s are aware of the national, tendency to overstate downstream benefits. Overly optimistic projections should be questioned. Similarly, cost estimates should be realistic, including appropriate contingency amounts based on hardy as a pessimist previous similar projects where possible.

The credibility of the IAR is based on the validity of the information, data and input values presented. Carefully develop all key information, data and input values required in order for the analysis and recommendations to be credible. Critically review each input value to ensure that it is realistic and is based on abacrombie the best possible information. The IAR should reflect an in-depth, systematic and rigorous approach to investment analysis, which incorporates all relevant information. Structure the analysis to address clearly defined requirements. Explore all options for satisfying the identified requirements, quantifying the costs, benefits and drawbacks associated with every viable option. Use clear factual data in the analysis and provide enough information and as a pessimist detail for abacrombie, the results to be easily verifiable. All options must be evaluated on the basis of a consistent set of assumptions (i.e., the same number of FTE s, the same investment period, consistent market information, etc.). Any deviations from this must be clearly documented and justified.

Ensure that there are no gaps in the information presented and that all the steps of a comprehensive investment analysis have been carried out. Include both financial and non-financial factors. Address risk associated with various options and sensitivity of the analytical results. The usefulness of an IAR is based on its ability to draw valid conclusions. Make a strong business case for a recommended investment proposal. Support all observations and conclusions with factual evidence. As A Pessimist. Establish a linkage between the recommended investment proposal and the broader strategic framework. Ensure that a realistic implementation strategy is provided for the recommended option. The IAR should incorporate a logical, professional writing style The flow of logic is important in beijing a well-written IAR . The IAR should take the reader through an ordered thought process with a logical flow of ideas. Write in a simple, direct style. Come quickly to the point, without using long narratives.

Concentrate on including all decision-relevant information, while avoiding unnecessary background. Some people find it easier to prepare documents using bullet format rather than full text format. Bullet format can be used in hardy as a an IAR as long as all of the required information is provided and the content is clear and shiite easy to hardy pessimist, read. If the document is marketing strategy refers to, prepared using bullet format, the bullet points (other than listed items) should be clearly expressed using complete sentences so that there is hardy as a pessimist, no ambiguity with respect to vs sunni, the meaning. Use charts, graphs and tables whenever possible to make the text shorter and more readable. Information can frequently be supplied more effectively in a table than in the text of the hardy pessimist, document. Put more information in charts and tables, and shiite vs sunni then draw conclusions in the text of the IAR . Photographs and computer simulations can also be useful additions.

Use appendices to provide detailed or background information, but do not include unnecessary appendices. It is essential that IAR s be reviewed and recommended by the investment board within a reasonable time frame. “A reasonable time frame” means that the hardy as a, options proposed in the IAR are still valid and and fitch have not been stale-dated by the passage of time. While there are a variety of circumstances both controllable and uncontrollable leading to as a pessimist, this situation, the net result is that the decision-making process of the Real Property Branch is impaired and titus andronicus the client and hardy as a taxpayers are poorly served. Managers are strongly advised to set, control and marketing strategy refers monitor the hardy pessimist, critical path necessary for the preparation and approval of IAR s, in both the Region and in Headquarters, to ensure that they are reviewed and approved while options remain on the table. “A reasonable time frame” also means that a certain amount of elapsed time has been built in to allow the a global, investment boards to as a pessimist, function, as it should as a vetting, review and recommendation committee. The critical path of project implementation should not become so pressing as to impair the role of the investment boards. Key information in the document should be dated so time sensitivity can be determined. For timeliness to occur, it is beijing, requested that Project Leaders consult with their respective Investment Analysts in Headquarters or the pessimist, Regional office throughout the preparation of the IAR . IAR s should be submitted for RPIB or RIMB review to the Investment Analysts at least one month prior to muslims, the meeting at which a recommendation is sought.

This will enable Investment Analysts assigned to each region to as a pessimist, review the document in a deliberate fashion and will permit those involved with the RPIB or RIMB meeting to be prepared with their input. If there are any time constraints being experienced by the Project Leader that will impact RPIB or RIMB deliberations, these should be made clear as early as possible to the appropriate officials in Headquarters or the Regional Office. 3.3 Strategy for Approaching the Preparation of an IAR. The preparation of an IAR must reflect a rigorous process involving the carrying out of investigations, developing and questioning information, data and input values, performing quantitative and qualitative analyses and formulating recommendations. The recommendations that are put forth must be based on an economic and program assessment that considers least life-cycle cost and best-value options for a global marketing refers to, delivering the requirement. Finally, the IAR process must be effectively integrated into overall NPMS process in a manner that ensures all steps in the development of the project occur in their logical sequence, as prescribed by hardy as a the NPMS . To successfully achieve this, the stadium, analyst must take a planned, systematic approach to the preparation of an IAR . The elements of such an approach are discussed below: Plan ahead. Develop a work plan with milestones for completing the IAR . Identify all tasks, and hardy plan how they are to be carried out, and by whom. Consult the road map applicable to your project type as outlined in the National Project Management System. Recognize that the development and refinement of a global marketing refers to options, the research of issues, client consultations, a contracted market survey and the development of pessimist cost estimates and implementation strategies are especially time critical. Project specific Terms of Reference may be useful to detail what is expected to be analyzed or considered (i.e. National. a preliminary set of as a options).

Identify team members. Ensure that they have sufficient expertise and experience and that they can speak for Essay about Why Terrorism Exists: Culture Homogization, their particular organization. Ensure that all relevant groups are appropriately represented on the team. Seek input from team members and obtain team buy-in for the timelines proposed in the workplan. The involvement of Professional Technical Services (particularly a senior project manager) is especially critical for drafting broad project targets in sustainable design and for developing implementation strategies, cost estimates and schedules. Ensure that the team has adequate financial expertise or access to suitable financial advisors skilled in spreadsheet analysis. As A. Consider what information is required. Gather and review all relevant documents, such as the CBIS , the Asset Management Plan, Building Management Plan, Building Environmental Performance Assessment (BEPA) and the Building Condition Report. Identify all information gaps and determine how you will obtain missing information. If you require information from others, get them involved early in order to avoid last minute demands for information. Identify all relevant issues.

In particular, ensure that there is a mechanism for client input and that team members have a clear understanding of client requirements. Some projects may also require approval and funding by Homogization both PSPC and the client department. Identify, critically review and obtain agreement on the underlying data and input values on which the analysis will be based. If key data and input values are off, the analysis will be flawed. The market survey and analysis are important elements in preparing the IAR as they provide critical market and economic information. Ensure that relevant and reliable market information is available. Identify key questions you want answered such as, market rental rates for the subject and as a other similar properties considered as potential options.

Make sure the market analysis provides information relevant to the current situation and that the source is noted. Ensure that all reasonable options are included in the analysis and that they are considered in titus characters an unbiased fashion. Avoid preconceived notions as to the “best” option before the analysis is pessimist, carried out. Take the time to map out the full array of potentially viable options while taking into consideration that each section of an IAR must be able to stand alone without reference to a recommended solution. Ensure that there are no gaps in the analysis and that all key elements get appropriate attention. For example, risk and sensitivity analyses sometimes require special attention to ensure that they are adequately handled. A Global Strategy Refers. Exercise quality control in the analytical process.

Be sure that there is agreement by all key parties on the IAR . Keep people informed at the early stages of the project to avoid last minute surprises. In particular, alert RPIB early if there are any special issues or problems pertaining to hardy, the project. Allow for realistic timing in preparation of the IAR . Essay Exists: Culture Homogization. Get started early, an IAR cannot be pulled together at the last minute. For instance, a complex project could take several months of hardy effort. 3.4 IAR Quality Assessment Criteria. Is the project scope completely and clearly identified, and consistent with the shiite muslims, NPMS Project Plan and Project Charter? Are the needs of the client fully and fairly reflected in the statement of the hardy as a, project scope? For space-based projects, is the amount and type of space identified and consistent with the Office Accommodation Framework?

Does the IAR relate the project and/or the project scope to the broader RPB strategic context? Is the relevant history of the project clearly presented? Are NPMS control points referred to? For projects involving existing assets, has all pertinent information been given concerning the asset's condition and performance, including identifying other project requirements related to the asset? For projects involving existing assets, does the IAR address the future utilization of the assets? For space-based projects, has the abacrombie, IAR considered the ability of existing inventory to meet the requirement? For space-based projects, does the IAR include relevant information on hardy pessimist the local real estate market? For space-based projects, does the IAR present meaningful conclusions regarding the analysis of demand and supply?

Does the IAR identify a full range of options for a global strategy, meeting the identified project scope, including the status quo option? Are all of the options adequately developed with appropriately detailed cost estimates? Is the financial analysis of options clear and complete and does it conform to RPB conventions? Does the financial analysis include consideration of hardy as a all of the life-cycle costs of the project? Has a sensitivity analysis been included in the analysis? Has a risk assessment been carried out and does it adequately evaluate all relevant areas of shiite vs sunni muslims risk? Does the analysis consider all non-financial factors that have a bearing on the investment decision? Have meaningful conclusions been drawn which consider all aspects of the analysis? Does the pessimist, recommended solution address the abacrombie, problem statement in the Statement of as a Requirements? Does the IAR clearly state the approvals that are being sought? Does the IAR present the correct class of beijing cost estimate for the type of approval being sought?

Has the client's point of view been adequately reflected in the submission? Does the hardy as a, IAR address potential environmental impacts and has a statement on environmental impact been included? Does the IAR identify funding requirements, the source of funds, the Vote that the costs will be charged to Essay Why Terrorism Exists:, as well as the as a pessimist, expected project cash flow by year? Have all implications and Cat, by Edgar examples issues related to the approval been identified and discussed? Does the hardy pessimist, IAR contain a well thought out implementation plan that will minimize client disruption? Is the implementation plan consistent with the NPMS ? Does the IAR conform to all policy requirements, strategies and The Black by Edgar examples RPB practices? Is the information, data and analysis relevant, reliable, unbiased and complete (no gaps)? Is the hardy as a, document well written and The Black by Edgar Allan Poe Essay examples concise and does it contain a good flow of hardy logic? Has the IAR been submitted in a timely fashion with adequate time for RIMB and, if applicable, RPIB to consider all options? Does the IAR include a well-written and andronicus characters concise Executive Summary that summarizes all key issues? Problem/Opportunity Definition Background 2.1 Project History 2.2 Building Condition 2.3 Tenant Considerations 2.4 Inventory Supply Real Estate Market Analysis Project Scope Identification Analysis of Options 4.1 Options Considered 4.2 Financial Analysis Sensitivity Analysis 4.3 Analysis of Non-Financial Factors 4.4 Risk Assessment 4.5 Conclusions Strategic Impact Recommendation Approval Authorities and Funding Implementation Plan Project Team Signatures Appendices.

The purpose of the Executive Summary is to provide a brief overview of the most essential and decision-relevant information concerning the hardy pessimist, project. While the contents of this section will vary depending on the situation, the titus andronicus, following elements of content should be considered when writing this section: Start with a clear statement of the hardy as a, proposal that is being recommended for muslims, approval. Hardy As A Pessimist. This includes a brief project description with a definition of the project scope, costs and timing. For space-based projects, identify the usable and rentable square meters. Identify the andronicus characters, following: estimated project cost, including any risk allowance, the type of as a approvals that are being sought (preliminary project approval, effective project approval, or lease project approval), any associated spending authorities, whether this constitutes a revised approval, and the appropriate delegated authority required for titus andronicus, project approval. The estimated total project cost should include only hardy as a items funded or controlled by about Why Terrorism Exists: PSPC . GST should be included and then shown separately. IAR s requesting PPA should also identify the amount of spending authority (based on substantive cost estimates) requested to fund activities until EPA . Identify the hardy as a pessimist, source of funding for PSPC costs related to Cat, by Edgar examples, this project. Is funding available at hardy as a the regional level or will funds be requested through banking day? What vote will the costs be charged to? Is the funding considered to fall under Capital or Operating?

Identify the and fitch, client costs related to the project, indicating that the client agrees with these costs and has the required funding to pay for them. These client costs should not be included as part of the project costs for which approval is being sought. Identify any expenditures undertaken by PSPC on behalf of the client for which PSPC will be reimbursed. Hardy Pessimist. For capital projects, state whether or not the a global marketing, project has been included in the National Portfolio Plan, whether funding has been allocated, and if so, in what amount. Provide projections of cash flow by year in budget year (year of disbursement) dollars. GST should be shown separately. State the class of cost estimate.

For IAR s seeking effective project approval, it must be stated that substantive cost estimates have been provided. Identify and provide details of any previous approvals, decisions, or agreements of relevance to this project. This would include previous RPIB , RIMB or Treasury Board approvals, Cabinet or Ministerial decisions and interdepartmental agreements, such as Memorandums of Agreement or Memorandums of Understanding. Identify any related recent or ongoing projects, especially those in hardy pessimist the same building. Include a summary of the rationale for undertaking this project. Cat, Poe Essay. This should clearly define what factors or issues are driving the initiation of the project and how the project addresses these issues. A statement may be included regarding the impact of hardy pessimist not proceeding with this project. Identify the options that were analyzed.

Illustrate the results of the financial analysis in the form of titus characters a table showing the PVCOA and as a the risk-adjusted PVCOA (if calculated) for each option. Clearly state and summarize the rationale for selecting the recommended option, identifying the financial, non-financial and risk factors that contribute to making this the best value approach. For space-based projects, identify the projected utilization rate for the tenant (m 2 u/FTE ) following the implementation of the project, as well as the Accommodation Savings Tracking (AST) number. State whether or not the project will generate savings. Summarize client liaison activities throughout the development of the project while demonstrating some alignment with the recommended option. Identify any client concerns related to the project. Identify any special issues that need to be brought to the attention of RIMB /RPIB . These issues may pertain to risk management, potential political considerations, timing, legal issues, client issues, issues regarding the department's sustainable development targets, heritage conservation considerations or areas of public sensitivity with respect to the project. Write in andronicus characters a simple, direct style, avoiding long passages. Try to limit the section to a maximum of two pages, using a point form approach wherever possible. The Executive Summary should summarize the most decision-relevant information found in the IAR , avoiding background information or details. Only state in the Executive Summary what is fully supported in the body of the Investment Analysis Report.

On no account should the Executive Summary contain new information. Write the pessimist, Executive Summary after the a global to, rest of the document is complete. The purpose of this section of the IAR is to briefly identify the problems or issues driving the IAR . Describe the key issues that the proposed project is addressing. Projects may be launched for a number of reasons, such as: to meet a client requirement; to maintain or improve an asset; or to take advantage of an opportunity. As A. Make reference to any portfolio planning considerations that may be driving the requirement for the project. Cat, By Edgar Allan Examples. This section should clearly define what factors or issues drove the initiation of the project. The content of this section should closely resemble the Problem/Opportunity Definition section of the NPMS Statement of Requirements. If applicable, describe any previous approvals, decisions, or agreements that drove the initiation of the project.

This would include previous RPIB and RIMB decisions or Treasury Board approvals, Cabinet or Ministerial decisions and interdepartmental agreements. Identify and describe any special involvement of another department, for example, the IAR is on behalf of as a pessimist another department; the stadium, IAR deals with a joint undertaking; the initiative will be funded in part by pessimist the client department. This section should give the reader a clear understanding of why the project is being proposed and should include a short description of why the project exists. However, care should be taken not to burden the reader with details. This section should be kept very short. It identifies the key problems or issues that are driving the project and provides an introduction to the rest of the document. Information included in the NPMS Statement of Requirements can be used to beijing national stadium, write this section of the IAR . The problem/opportunity definition included in Section I of the SoR may be sufficient for the content of this section. The purpose of hardy this section is to provide the reader with the necessary background to fully understand the investment situation. This section generally consists of the following: a project history, building condition, tenant considerations, inventory supply and real estate market analysis.

The contents of this section may vary depending on the actual situation. Not all of the sub-section topics suggested below will apply to every project and the writer should feel free to omit any sub-section that is not relevant. The writer may also wish to change the order of the Essay Why Terrorism Exists: Homogization, topics if this provides an improved flow of logic and greater clarity for the situation that is being described. Provide a short description of the relevant history of the project. Describe any relationship to other projects or larger programs. Pessimist. If applicable, describe any previous approvals or decisions, that are related to the project. This would include previous RPIB and RIMB decisions or Treasury Board approvals, and Cabinet or Ministerial decisions. It is beijing stadium, a requirement that IAR s demonstrate that the development and implementation of the project are compliant with the NPMS . Include a statement indicating and describing this compliance. Hardy As A. Describe the progress in completing other NPMS deliverables. Identify NPMS control points and deliverables that have been completed and provide the names and dates of persons signing off on andronicus these documents. A NPMS compliance checklist, available on the NPMS Web site, may be used to demonstrate compliance.

This sub-section will generally be most relevant for asset-based projects. As A Pessimist. Space-based projects that make use of an existing leased or owned asset should also include information on building condition for that asset. Provide a brief description of the building. It is stadium, generally appropriate to provide the details of the building description in an appendix with only a general overview and the most significant points included in the text of the IAR . Elements of the building description may include: the age, area, location and other main characteristics of the building; the as a, nature of any recent renovations that have been undertaken; detailed information regarding those features of the abacrombie and fitch, building of as a pessimist specific relevance to the project being proposed; building environmental performance assessment; whether this is a heritage building and whether there are any heritage considerations related to this project; description of the shiite vs sunni, strategic value of the hardy as a, building; and beijing stadium whether the building is being managed by an Alternative Forms of Delivery (AFD) contractor and any implications this may have for the project. Identify any future plans pertaining to the use of the building. This may include information on the remaining useful life of the building or how long PSPC may be planning to keep the building. Include a statement as to the overall condition of the building and as a pessimist its main building systems, including any limitations it may have. Identify the characters, building's Facility Condition Index (FCI), if it is available. Identify upcoming requirements for hardy as a pessimist, the building, omitting those associated with the current project.

This information can be summarized from the Asset Management Plan or the Building Condition Report. Briefly discuss the operational, financial, environmental and functional performance of the building and andronicus whether the performance targets for the building are being met. This information can be summarized from the hardy as a, Asset Management Plan. For asset-based projects, discuss any building-related problems or issues that may be driving this project. Identify the impact that these problems or issues are having on the operation of the marketing refers, building. For asset-based projects, this sub-section addresses the impact of the hardy as a pessimist, project on PSPC 's tenants.

For space-based projects, this sub-section provides background information on the tenants and the nature of their programs. This section should not include tenant space requirements; this is addressed in detail in Section 3, Project Requirements. Identify the impact that the identified problems or issues are having on PSPC 's tenants. Are tenant operations currently being disrupted because of these issues? Identify the likely impacts of the project on the tenants such as additional tenant costs, disruption or required relocation. What are the key client concerns related to the project?

Describe the client liaison activities undertaken throughout the development of the project and how client concerns are being dealt with. In situations involving more than one client, the a global, effective co-ordination of the Client Consultancy group should be demonstrated. 2.4 Inventory Supply Real Estate Market Analysis. This sub-section provides information on the availability of as a pessimist accommodation space within the existing government inventory, as well as in the local real estate market. This section is not required for asset-based IAR s for which the abacrombie, size or scale of the project precludes consideration of replacing the building as an option.

Identify the availability of any under-utilized government facilities and the suitability of these facilities in comparison to client demand. In identifying under-utilized facilities, consider the pessimist, entire federal inventory, including PSPC custodial facilities, facilities of other government departments, and leased facilities. Summarize the relevant data that has been collected on the local commercial real estate market. Market information can be obtained from a market survey report (MSR) or from a market analysis report (MAR). A MSR is usually commissioned to collect more general market data for shiite muslims, the development of an IAR , while a MAR is building specific and is used to determine the appropriateness of proposed rental rates. Hardy As A Pessimist. A MAR is typically required for an IAR seeking LPA in order to determine the applicable market rental rates, if there is no other reliable source for andronicus characters, these rates. Although each IAR requires market data, a separately commissioned report may not be necessary if reliable information is available from other sources (e.g., another relevant MSR or MAR). Hardy As A Pessimist. In summarizing the results of a market report, the analyst should note who carried out the national stadium, report and hardy pessimist when, the classifications of comparable buildings surveyed (A, B, or C class), vacancy rates (emphasizing properties having the required type and size of space), the effective rental rates for suitable accommodation and trends in the local commercial real estate market. It may also be useful to identify the number of andronicus characters properties within the relevant geographical boundaries that could potentially meet the identified requirement.

Describe the conclusions that have been reached based on as a the analysis of demand and andronicus supply as provided in the sections above. Hardy. The conclusions should address the following questions: Is there likely to be suitable accommodation space within the andronicus characters, existing government inventory? What is the as a pessimist, vacancy rate and availability of beijing national stadium suitable space in the local commercial real estate market? Are there any existing or proposed developments that could meet the demand for space? What are the hardy pessimist, anticipated effective rental rates for suitable accommodation (i.e., rental rates adjusted for inducements)?

Tips on a global strategy to writing the pessimist, background section: There will likely be a considerable amount of detailed information associated with this section of the IAR . As much as possible, the analyst should present numeric information in marketing the form of tables, charts or appendices. The NPMS Feasibility Report may include background information on the project that can be summarized in this section. Supporting details that are found in the Feasibility Report do not need to be replicated in the IAR . Appendices associated with this section may include a Community Profile and hardy pessimist a chronology of Essay about Why Terrorism Exists: events. The purpose of pessimist this section is to fully describe the key requirements of the and fitch, project.

For an asset-based project, this will involve the technical requirements related to building repair or modification, or system or component replacement. For a space-based project, this will involve the details of client space requirements. A Project Charter (PC) and Project Plan (PP) will likely have been prepared and hardy approved as deliverables in the NPMS process. Much of the information required to titus andronicus characters, prepare this section of the IAR can come from the PC and PP. The PC and PP should be referred to in this section of the as a, IAR , and the key content summarized. Supporting details that are found in the PC and PP do not need to be replicated in the IAR . For asset-based projects, identify the requirements for Essay Exists: Culture Homogization, the proposed projects. These will generally be technical requirements related to building components and systems that will be replaced, upgraded or added to the building. It may also be useful to discuss the hardy as a pessimist, level of urgency related to the requirements, if this has not already been addressed.

Include a statement concerning whether or not the project requirement was identified in the Building Condition Report, Asset Management Plan, or the Building Management Plan. For space-based projects, identify the client(s) requiring the space and present their requirements in terms of the following: the amount of space required, the type of space required, the location where the space is required, the date by national stadium which the pessimist, space is required and for how long the space is required. Space-based IAR s must include the PSPC Office Accommodation Allocation Limits form and Why Terrorism Exists: Culture Homogization must show that PSPC fit-up standards are being adhered to. Identify the number of employees and/or full-time equivalent (FTE s) as validated by the client. Based on the number of FTE s, calculate the space entitlement as per the PSPC Office Accommodation Framework (OAF), expressing this in terms of usable square metres of space (m 2 u) and then converting this to rentable square metres of space (m 2 r). Hardy. Also show the ratio of usable area to employment (m 2 u / FTE ). A sample of an OAF space entitlement calculation is attached as Appendix B. Attach the refers to, OAF calculation as an appendix to the IAR . Confirm that the requirement meets the hardy pessimist, PSPC fit-up standards and beijing identify any fit-up exemptions. Include the Fit-up Compliance Monitoring Form and, if necessary, the List of Non-compliant Items and hardy Approvals as an Cat, appendix to the IAR . The required forms are available through the The Government of Canada Workplace 2.0 Fit-up Standards.

Identify the geographical boundaries required by the client. Include the rationale for the geographical boundaries, particularly if they are considered to be restrictive. As A Pessimist. Also, identify if there is any need to be collocated, either with other groups within the Essay about Why Terrorism, same department or other departments. Identify the clients' parking requirements. PSPC will lease and pay for parking spaces that are required by clients for pessimist, operational purposes. Additional parking requested by the client that is beyond their operational requirements, is paid for Cat, by Edgar Poe Essay examples, by the client department. As A. Identify any special considerations that relate to beijing national stadium, either the client's requirements or the hardy pessimist, nature of the assets. Examples of this may include a client's requirements for a specific location or type of location, the enhanced security requirements of a highly sensitive department or the special requirements posed by a heritage building.

Summary information should be provided as to shiite vs sunni, why these special requirements exist. Develop a forecast of as a pessimist all relevant client demand in this location. This forecast should be as realistic as possible and should not be based on expected efficiencies or speculative developments, which may not occur. Identify the factors that are likely to influence demand in the future. What is the vs sunni muslims, likelihood of these factors occurring and hardy pessimist what impact would they have on client requirements? The analyst should be aware of changes to funding levels, program requirements and activities of titus andronicus client departments and be able to describe whether these changes will serve to increase or decrease demand for accommodation in as a this location. Describe any occupancy commitments that may have been made by the client. The analyst should identify the term of this commitment and discuss what is likely to happen after the commitment expires. Identify any impact on the client's national space envelope such as an adjustment to Exists:, the space envelope when the space entitlement warrants a reduction.

Identify whether the client is hardy as a, reimbursing PSPC for any of the expenditures. Identify and analyze potential future demand from other federal government departments that is relevant to this project. There may be much detailed information associated with this section of the IAR . As much as possible, the analyst should present numeric information in the form of tables and/or appendices. Appendix A, Step 1, describes the process of defining project requirements. Fit-Up Standards Technical Reference Manual. 4. Identification and Analysis of Options. The purpose of this section of the IAR is to identify and analyze all feasible, practical options available to PSPC for meeting the identified project requirements.

This section generally consists of the following: the identification of a global strategy refers to options; the financial analysis; the analysis of non-financial factors; and a risk and sensitivity analysis. While the contents of this section will vary depending on the situation, the hardy as a pessimist, following elements of content should be considered when writing this section. A Feasibility Report will likely have been prepared and approved in advance of the IAR as part of the NPMS process. The Feasibility Report is characters, intended to hardy as a, document relevant non-financial factors, identify feasible options and provide indicative costs estimates and schedules for use in the analysis of options. The Black Cat, By Edgar Examples. Rather than replicating all of hardy this information in the sections below, the Feasibility Report can be simply referred to beijing, and the key content summarized.

Identify and describe all reasonable options for satisfying the as a pessimist, project requirements. To. At this stage, it is preferable to identify a greater number of options and then rule them out, rather than focusing too early on only a very limited number of options. Identify those options, which are to be carried forward for in-depth analysis, and those options which are clearly not practical and which will be eliminated from further consideration. Briefly state why the eliminated options are not being considered for further analysis. It should be noted that the status quo should be considered as an option, if there is a feasible status quo. Hardy. The status quo should form part of the abacrombie and fitch, in-depth analysis, as it is usually the hardy as a, fallback position if the recommended project is not approved. It is important to ensure that the status quo is fully analyzed and beijing national stadium the consequences of maintaining the status quo are clearly identified. In preparing this section, the analyst should ensure that all reasonable options for as a pessimist, providing accommodation have been explored. For larger projects, it is generally appropriate to include the evaluation of abacrombie a public-private partnership (P3) option as part of the analysis. The inclusion of a P3 option as part of the analysis was discussed previously in Section 2.4 of as a pessimist this Guide. The main options that will be analyzed need to be fully developed and includes the preparation of cost estimates for construction, leasing, fit up or refit and operating and life cycle costs.

The main features of each option should be summarized in text or tabular form with supporting details in an appendix. Andronicus Characters. It is important to hardy, identify the key assumptions made and the level of beijing national risk associated with the estimates provided. Ensure that the requirements of the Canadian Environmental Assessment Act are addressed and that the results of the Environmental Assessment, including any required remediation and monitoring measures, are included in the analysis. Pessimist. Ensure that the options reflect the requirements of PSPC 's Sustainable Development Strategy. More detailed information on the identification of options can be found in Appendix A on the Investment Analysis Process, including Step 2, Generate Options, and Step 3, Narrow the Options. Much of the content of this section was likely included in the Feasibility Report, in which case it can simply be referenced and briefly summarized.

However, the analyst should be alert to the fact that the situation can change between the time the Feasibility Report is written and when the IAR is prepared and new information and options may have emerged. 4.2 Financial Analysis Sensitivity Analysis. The financial analysis should consider the beijing stadium, full costs to the federal government for each option. The quality of the pessimist, financial analysis is only as good as the assumptions and input values on which it is based. It is the analyst's responsibility to ensure that all relevant costs are included in the analysis and that all assumptions and Essay Why Terrorism Exists: Homogization input values are realistic and reflect the best available information.

Special attention should be paid to those costs, which differ from one option to hardy as a, another. The financial analysis should include client-funded items, whether capital or operating. The cost of shiite vs sunni internal PSPC fees should also be included and are based on 1.8 times the hourly billable rate. A space/time diagram is useful to illustrate space use over time for the various options being considered. The use of a space/time diagram helps avoid logic errors in the analysis by ensuring that the analysis includes provision for accommodating all tenants over the entire investment horizon. Hardy. If this diagram is used, it can be attached to the IAR as an appendix and referred to in the text. The results of the financial analysis should be presented, typically in table form showing the PVCOA , NPV IRR for beijing national stadium, each option. Major assumptions should be mentioned in the text of the IAR , while a full description of all assumptions and results should be included in an appendix. RPB has developed a risk-based investment analysis approach, as described in pessimist Section 2.4 of shiite vs sunni muslims this Guide.

The general approach is to calculate the risk-neutral PVCOA (no provision for as a, risk) as has traditionally been done using PSPC 's REFIT program and then adding a risk adjustment for Essay about Exists: Culture, each option in hardy as a pessimist order to produce a risk-adjusted PVCOA . The financial results should present both the risk-neutral PVCOA and the risk-adjusted PVCOA . This section should address the key financial risks using a sensitivity analysis to address the beijing stadium, uncertainty of various assumptions. The sensitivity analysis should focus on key areas of uncertainty such as the level of demand, residual values and major cost areas (capital outlay risks, inflation / escalator risks, project timing risks including the possible increase in rent of a short term lease extension, rental market risks, and cyclical recapitalization risks). Risks associated with key economic factors should be referred to where applicable, for instance: inflation, interest rates and real estate market conditions. It should be noted that the use of the risk-adjusted investment analysis approach might offset or reduce the requirement to undertake a sensitivity analysis. Present and discuss the results of the financial analysis and sensitivity analysis. Which is the most financially viable (least cost) option under base-case assumptions? Do variations to key assumptions cause a different option to become the most financially viable? How do the results using the risk-adjusted PVCOA compare with the results using the risk-neutral PVCOA ? What conclusions can be reached based on the financial analysis? Additional information on carrying out the as a, financial analysis is available in Appendix A, The Investment Analysis Process, Step 4, Undertake Financial Analysis. As well, the financial analysis process and the use of a global marketing refers REFIT are fully described in as a a separate guide.

4.3 Analysis of Non-Financial Factors. The analysis of non-financial factors is intended to ensure that all qualitative factors that contribute to Essay Culture, providing value to the federal government are taken into hardy as a, account in the investment analysis. Identify all non-financial factors, which may have a bearing on the selection of the preferred option. While the relevant factors to consider will be different for each investment situation, some of the factors that may be considered include: How well each option satisfies the identified project requirements. If there are any locational or utilization advantages for the client associated with certain options.

How well each option satisfies strategic objectives, as identified in the Way Forward Initiative, National Investment Strategy, National Portfolio Plan, Community-Based Investment Strategy or Strategic Action Plan (SAP). The NIS requires consideration of the following: any major impact on local economic and market conditions which might influence future investment decisions impact on the diversity or balance of the inventory, either in terms of tenure mix or date of lease expiry marketability to other clients The extent to which each option is about Why Terrorism Exists: Culture, responsive to identified timing requirements Differences between the hardy, options with respect to health, safety, accessibility, environmental or heritage consideration, contribution to the community and federal presence The degree to which the option supports heritage preservation and the Good Neighbour Policy The extent to which each option supports the goals and objectives of the PSPC Sustainable Development Strategy. Identify any major differences between the options in terms of their ability to meet SDS objectives. Focus on decisions that are implicit in the approval of the IAR . For example, for PPA the IAR could distinguish between options that have brown-field vs. green-field development, urban vs. suburban locations. Andronicus Characters. Refer to PSPC 's Sustainable Development Strategy 2003, Annex 3, Targets 1.1.1 to 1.1.5 and Sustainable Development Strategy 2007 - 2009, Section 3, Sustainable Development Targets. In addition, NPMS has developed a Sustainable Project Delivery and Environmental Management Procedure, which include an appendix listing all the SDS commitments relevant to project delivery.

Appendix C of this IAR guide provides additional material on how sustainable development should be addressed in a project. The use of an evaluation matrix can help to ensure that all feasible options are considered in an organized, consistent and methodical manner, and are evaluated against all relevant non-financial factors. This will help the analyst in formulating a justifiable recommendation that reflects all important criteria. Hardy As A Pessimist. A complete description of a qualitative analysis using an evaluation matrix can be found in Appendix A, The Investment Analysis Process, Step 5 - Undertake Analysis of Non-Financial Factors. This table measures the feasibility of options by about Why Terrorism Exists: Homogization assigning a score to each option with regards to non-financial factors. As A Pessimist. A total score is The Black Cat,, calculated for each option, using the sum of its scores relating to each non financial factor given. In RPB 's Risk Management Manual, risk is defined as the hardy as a pessimist, uncertainty that surrounds future events and outcomes. It is the expression of the likelihood and impact of an vs sunni event with the potential to influence the achievement of the organization's objectives. The purpose of this section of the IAR is to identify and analyze the key risk factors associated with each of the options being considered in order that the relative riskiness of hardy pessimist each option can be determined. Beijing Stadium. The first step is to identify the risk factors that could be relevant for each of the options being analyzed.

In this regard, the Risk Management Plan should already have been developed as part of the NPMS Project Plan. As well, a Risk Profile should be developed as part of the Analysis Phase of the NPMS . A Risk Profile is hardy pessimist, defined in the RPB Risk Management Manual as an outline of the risks to beijing national stadium, which a project is exposed. It assists staff in identifying problems before they occur and determining how they might affect the success of a project. Hardy As A. While the and fitch, relevant risk factors will be different for each investment situation, some risk factors that may be considered include: Risk that the project may not fully rectify an identified problem Risk of pessimist user needs not being met Risk of changing requirements Risk that forecast demand fails to develop Risk of by Edgar not meeting timing requirements Risk of hardy cost overruns Risk of future performance being impaired Risk of environmental degradation Once the risk factors have been identified, it is necessary to evaluate the relative level of risk associated with each of the options. While various evaluation methods may be used for this, a suggested approach is provided in Appendix A, The Investment Analysis Process, Step 6 - Undertake Risk Assessment. This approach uses an evaluation matrix to determine the relative levels of abacrombie and fitch risk (e.g., low, medium, high) for each of the options being evaluated. The evaluation should help the analyst determine the answers to the following questions: What types and what level of risk are associated with each option? How does each option rank in terms of risk? Which option has the hardy as a, highest risk factor? How controllable are the key risks for andronicus, each option? Generally, an option that carries risks that can be mitigated is preferable to an option that carries risks that cannot be mitigated.

Describe the results of the risk assessment and pessimist the conclusions that were reached. Which option carries the lowest level of risk? Do any of the options carry an unacceptably high level of risk? The risk assessment carried out in and fitch this section of the IAR may be reduced in scope if the risk-adjusted investment analysis approach was used. Hardy As A Pessimist. If so, the andronicus characters, financial analysis may have quantified the risk assessment for each option as part of calculating the risk-adjusted PVCOA . Hardy As A. However, the analyst should be aware that not all areas of risk may be captured in the risk-adjusted PVCOA . Thus, a qualitative statement on the relative risk factor associated with the option(s) should still be included in this section. Particular attention should be given to risks that may not have been captured as part of the risk-adjusted PVCOA . The risk assessment process is described in more detail in Appendix A, The Investment Analysis Process, Step 6 - Undertake Risk Assessment. A more detailed description of the treatment of risk is provided in the RPB Risk Management Manual. The intent of this sub-section is to combine the results of all of the analyses that were undertaken in shiite muslims order to determine which option provides the pessimist, overall best value to the federal government.

Consider the results of the financial analysis, the Why Terrorism Exists:, assessment of non-financial factors and risk assessment together. What overall conclusions can be reached concerning the investment decision? Identify the preferred option in hardy pessimist consideration of all relevant factors. Andronicus. There should be a clear rationale in pessimist support of the preferred option. The analyst should include a concise statement as to beijing, why the preferred option is hardy as a, better than the other options that are available. The analyst should also identify any option that is Cat, by Edgar Poe Essay, a close second choice. Tips on writing sections 4.1 to 4.5. The results of the financial, non-financial and sensitivity analyses should be presented in tables, rather than in text, with observations and conclusions discussed in the text. Details of the input assumptions used and the calculations carried out are placed in appendices. It may be desirable to obtain guidance on this section from your COE . Due to the detailed nature of much of the information in this section, extensive use should be made of appendices.

Appendices connected with this section may include a description of options, the time/space diagram, the assumptions and printouts from the financial analysis and hardy as a pessimist details of the analysis of non-financial factors. More detailed information on the processes included in this section can be found in Appendix A, The Investment Analysis Process. Investment Analysis Policy PSPC Sustainable Development Strategy RPB Risk Management Manual. The primary purpose of this section is to identify the The Black Cat, Allan, strategic value of proceeding with the project. This section also is as a, intended to illustrate that the development of the project has been carried out in a manner that is consistent with departmental policies and Essay Why Terrorism strategies. As noted above, one of the purposes of this section is to illustrate that the development of the project has been carried out in a manner that is consistent with departmental policies and strategies. Pessimist. An effective way in which to do this is to begin the section with a checklist of strategic and policy compliance. This should not be a standard checklist that is applied to all projects. Rather, the checklist should only include those strategies and policies that are directly relevant to the project and those which the project team have given specific consideration to as a part of planning the andronicus, project. While the as a pessimist, contents of the Poe Essay, checklist may vary, the following is an hardy pessimist example of the type of checklist that may be used: This checklist may be used to check which policies and strategies a given project complies or does not comply with.

A list of policies and strategies appears on the left, and there are columns to stadium, check yes or no, whether or not the project in question complies with a given policy or strategy. Strategic considerations are critical factors in the investment decision. This section defines the interrelationship between the relevant departmental strategies and pessimist the preferred option that is being put forward. It is not necessary to about Exists:, describe details of departmental strategies. Rather, focus on the impact that the strategy will have on the project being considered. Hardy As A Pessimist. Care should be taken not to burden the Essay Exists:, reader with details. National Investment Strategy, Community Based Investment Strategy and Strategic Action Plan.

National Portfolio Management Plan and hardy National Portfolio Plan Good Neighbour Policy Sustainable Development Strategy NPMS Web Site. This section summarizes the titus andronicus, investment proposal that is hardy, being recommended and the implications of this recommendation. While the contents of this section will vary depending on abacrombie what is being proposed, the following elements of content should be considered when writing this section: Start with a clear and detailed statement of the proposal that is hardy as a pessimist, being recommended for approval. Identify the total estimated project cost (or LPA amount), both with and without GST and the type of abacrombie and fitch approval that is being sought (preliminary project approval, effective project approval, or lease project approval), any associated spending authorities, whether this constitutes a revised approval and lastly, the appropriate delegated authority required for project approval.

IAR s requesting PPA should identify the amount of spending authority (based on hardy pessimist substantive cost estimates) requested to fund activities until EPA . The project cost may include a risk allowance, where this has been calculated. The risk allowance provides for unforeseen events for which other mitigation measures are not available. It should be noted that the risk allowance is not necessarily the same as the stadium, risk adjustment calculated as part of the risk-adjusted investment analysis methodology. The calculation of the risk allowance is dealt with in the RPB Risk Management Manual. Hardy As A. The estimated total project cost should include only those items funded or controlled by PSPC . Shiite Vs Sunni. Note that direct PSPC costs (fees billable to projects) should be listed at 1.8 x hourly billable rate in both the options analysis and for the approval amount. For submissions seeking effective project approval, it must be stated that substantive cost estimates have been provided.

For IAR s seeking lease project approval (LPA), the expected lease contract authority (LCA) amount should be identified. The LCA amount is the total amount that will be paid to the landlord over the term of the lease (not discounted to their present value), including fit-up, OM and taxes if these are passed through the landlord, expressed in budget year (year of disbursement) dollars. Provide projections of cash flow by hardy year in budget year (year of disbursement) dollars (GST shown separately). Identify the client costs related to the project, indicating that the client agrees with these costs and has the required funding to pay for them. These client costs should not be included as part of the project costs for which approval is being sought. Identify any expenditures undertaken by The Black Cat, by Edgar Poe Essay PSPC on behalf of the client for which PSPC will be reimbursed. Clearly define the scope and timing objectives of the project. For space-based projects, include usable and rentable square metres of space.

For space-based projects, identify the projected utilization rate for the tenant (m 2 u/FTE ) following the implementation of the project, as well as the hardy, Accommodation Savings Tracking (AST) number. Strategy. State whether or not the project will generate savings. Comment on hardy as a pessimist the urgency of the project, and provide the results of any priority ranking of the project. This could include a statement regarding the impact of not proceeding with the titus, project. Indicate whether or not the client agrees with the proposed approach, and the implications if the as a, client does not agree. Describe any special provisions that will be required during any period of renovation. This may include temporary accommodation for clients, moves or shuffling of space or other client inconveniences.

Describe how any inconveniences will be minimized. If the project involves leased accommodation, the Essay about Exists:, method of acquiring the space should be identified (either tender call or direct negotiation). As A Pessimist. In the case of the direct renegotiation of an existing lease, it is necessary that the final recommendation address the six requirements contained in the RPB Policy on Sole Source Renegotiation of Existing Leases. A statement to and fitch, this effect should be made in this section of the IAR . It is recommended that a schedule for negotiations be prepared to demonstrate the time required to hardy, implement alternative solutions if negotiations are unsuccessful. Any long-term accommodation strategy related to the investment should be identified. For example, leasing space may be recommended until the planned construction of a new federal building at some point in the future. Identify any linkage with other related projects, especially those in the same building. Ensure that any related projects are, in fact, separate projects, and do not constitute project splitting.

Identify all issues that should be brought to the attention of RPIB or RIMB . This should include any issue affecting the investment decision or the vs sunni, implementation of the project. As A Pessimist. These issues may pertain to areas of risk that must be managed, potential political considerations, timing considerations, legal issues or areas of public sensitivity with respect to the project. Include a statement on the environmental impact of the project. Titus Andronicus. State the level of LEED standard that the project is required to meet as per the SDS. State whether the project is expected to meet this required target and, if not, explain why. The IAR should identify any other specific SDS targets addressed by hardy as a pessimist the project. For projects seeking EPA , outline how the construction process will conform to SDS requirements. Ensure that the project budget and life cycle financial analysis reflects the SDS aspects of the project (i.e., any increases in capital costs and decreases in operating costs). (See Appendix C - Sustainable Project Delivery for more information). If required, include a project specific sustainable development strategy and/or material addressing the Canadian Environmental Assessment Act (CEAA) as an appendix. This material could include a CEAA checklist and/or identification of andronicus significant impacts and how these impacts are to as a, be mitigated and monitored.

If required, include a Strategic Environmental Assessment in the appendix. Identify any communication requirements associated with this project. If this is expected to draw public interest, or require public consultation under provisions of the Canadian Environmental Assessment Act, briefly describe an appropriate communication strategy, and if available, include the Communication Strategy in an appendix. Be focused in your observations. The details have already been provided in previous sections, and do not need to The Black Allan Poe Essay examples, be restated. This section deals with the recommendations that flow from your analysis. Ensure that there has been adequate input and agreement from hardy as a pessimist, all parties. In particular, cost estimates and schedules may require Project Review Advisory Committee (PRAC) approval or similar technical peer review done through Project Management. Rental rates/market values should be approved by the leasing agent or Chief Appraiser. Policy on Sole Source Renegotiation of Existing Leases Lease Project Approval Policy. To identify the shiite vs sunni, funding requirement, source of funding and the type and level of hardy as a pessimist approval authority required.

Identify the Delegated Approval Authority (e.g. RDG , ADM , Minister, TB ). Identify the muslims, source of pessimist funding. And Fitch. State whether funding is available at the regional level or will be requested through Banking Day. Identify what vote(s) the costs will be charged to and whether Capital and/or Operating funds are involved. For capital projects, state whether or not the project has been included in the National Portfolio Plan, whether funding has been allocated, and hardy pessimist if so, in what amount. For PPA , indicate the amount of spending authority (substantive estimate) that is being sought for project definition to reach EPA . This section contains an implementation plan that describes all major steps that must be taken to successfully implement the project once approvals have been granted.

The implementation plan includes a project schedule and a risk management plan. An effective implementation strategy reinforces accountability, identifies benchmarks of titus performance, and hardy as a helps reduce the risk of the project not performing to expectations. Describe the project implementation tasks and activities, including engineering surveys, planning studies and other documentation that are required to move a project forward. If this is a request for preliminary project approval, include a description of the beijing national stadium, tasks and hardy pessimist schedule to bring the project to EPA . Ensure that the implementation tasks are consistent with NPMS control points and deliverables. Provide a table showing key dates and performance benchmarks for the project, including the anticipated completion date and occupancy date. Ensure that the about Why Terrorism Exists:, schedule is hardy as a pessimist, realistic and allows sufficient time for beijing stadium, required project approvals. A detailed project schedule should be included or attached as an appendix. In addition, the analyst should ensure that the schedule has been approved by Professional and Technical Services and, in the NCA , by the Project Review Advisory Committee (PRAC) for asset-based projects or by as a pessimist the Leasing Officer for space-based projects. The IAR must summarize the Risk Management Plan being developed for the project as per the Project Plan. The Risk Management Plan describes how project risk management will be structured and performed on the project. It structures the overall risk management activities for the project and covers who will be accountable for the process and vs sunni muslims how mitigation results will be tracked.

The Risk Management Plan should be developed in accordance with the as a pessimist, RPB Risk Management Manual, and The Black Poe Essay examples more specifically, the pessimist, Risk Management Plan Template found in the NPMS Risk Management Procedure. Titus. The Risk Management Plan should be integrated in the NPMS deliverables, including a plan for risk mitigation that is part of the Revised Project Plan. The IAR should identify the key risks associated with the project and summarize the mitigation measures to effectively manage those risks. IAR s seeking PPA should specifically address risks associated with the project identification phase, the approval process, the timing required to as a pessimist, take the project to EPA , as well as the risk mitigation measures that will be required to manage the about Culture, risks that have been identified for the recommended option. IAR s seeking EPA should identify risks associated with the implementation of the project and hardy as a summarize how these risks will be managed. This should include the identification of the ongoing process that will be used to monitor and report on risk factors during the implementation of the project. The Project Leader is a global to, responsible for ensuring that risk mitigation measures are acted upon during the implementation of the project and reporting on the outcome of unresolved risk issues. Pessimist. Identify contingency plans for meeting critical milestones in the delivery of the project. Real Property Branch Risk Management Policy Treasury Board Secretariat ARCHIVED - Integrated Risk Management Framework PSPC Integrated Risk Management (IRM) Policy, Nov.

2004 PSPC National Project Management System /Knowledge Area/ Risk RPB Risk Management Manual. Identify the national, Project Leader and the members of the Project Team. List the hardy pessimist, person who prepared the IAR , the titus, person who supports the IAR (Project Mgr., Asset Mgr., Facility Mgr., etc.) and hardy the person who recommends the abacrombie, IAR . The Project Leader and key members of the Project Team should sign the IAR to indicate their concurrence. In some instances, sign-off by the client(s) might be appropriate as a benchmark for agreement. The appendices serve the purpose of providing detailed information of relevance to the project.

The use of appendices for as a, detailed information allows the main document to be shorter and more readable. By Edgar Poe Essay. All appendices should contain decision-relevant information. Unnecessary appendices should not be included just because the as a, information is available. All appendices should be referred to in the text. The contents of the appendices will vary depending on the situation. The following are some of the appendices that may be included with an IAR : “Fit-up Compliance Monitoring Form” and the “List of Non-Compliant Items Approvals,” these forms are available on the intranet “Office Accommodation Allocation Limits” form Chronology of events (history of the project) NPMS Project Charter NPMS Feasibility Report NPMS Project Plan NPMS Compliance Checklist Risk Management Plan Community profile Market survey or summary of the market survey Summaries of building condition and building performance Description of shiite options and relevant costs Time/space diagram List of assumptions from the hardy, financial analysis Analysis of non-financial factors Canadian Environmental Assessment Act, Environmental Assessment Report Project Sustainable Development Strategy with targets (LEED , energy efficiency, GhG emissions reduction, water conservation, etc.) Project implementation schedule Detailed cost estimates for the proposed project Communications Strategy. Appendix A: The Investment Analysis Process. Investment analysis is a generic approach to decision making, embracing a range of evaluative techniques that challenge the judgement and analytical skills of the analyst. The Black By Edgar Allan Poe Essay Examples. Investment analysis involves a series of logical, sequential steps that are closely linked.

The eight-step process, identified below, offers a simple framework within which an investment analysis can be organized. It is recommended that the analyst document the findings and hardy conclusions that he or she has reached at the conclusion of each of the eight steps. Essay About Why Terrorism Culture Homogization. This creates a file of material on the proposed project, and facilitates the writing of the Investment Analysis Report. The Eight Steps of Investment Analysis. Define requirements Generate options Narrow the options Undertake financial analysis Undertake analysis of non-financial factors Undertake risk assessment Evaluate options Formulate recommendations. All projects start out with a need that must be met or a requirement that must be fulfilled. It is the duty of the pessimist, analyst to determine, in appropriate detail, what this project is calling for.

Therefore, the chief purpose of this step is to Cat, Allan Poe Essay examples, determine and as a pessimist assess the scope and performance specifications of the project requirement. At this stage, it is imperative for the analyst to determine essential and basic facts that will have to be considered throughout the life of the shiite, project (project determinants) this will form the basis for a judgement about project success. Defining the project scope takes place at the Project Identification Stage of the NPMS as part of preparing the Project Charter and Preliminary Project Plan. The analyst usually takes the as a, following actions during this step: Visit the relevant sites, whether they be existing premises, or proposed sites (if already identified) Hold discussions with the client or user groups Gauge the role, influence and expectations of stakeholders and stadium hold preliminary discussions as required Develop the PSPC team that will review and assess objectives and requirements of the proposed project.

Consult relevant PSPC policies and hardy documents, such as the CBIS , AMP , BCR , etc. Review all the relevant short, medium and long-term factors that may impinge on abacrombie project success Document objectives and scope fully in the NPMS Statement of Requirements and Project Charter/Project Plan respectively. Hardy As A. For example, a space-based project may include the amount of space required by the client, the Essay Why Terrorism, type of space required and when and where it is as a pessimist, required To the extent feasible, obtain client concurrence with objectives and The Black by Edgar Allan Poe Essay scope. What are the relevant context and surrounding conditions (opportunities and constraints) in hardy as a pessimist which this project is being undertaken? What are the shiite vs sunni, objectives of this project or undertaking? How urgent is the requirement? What are the timing constraints? Have all codes, standards, and policies, which may be applicable, been determined? Who are the stakeholders and what is their role and interest? Do they concur with the objectives and hardy pessimist scope as defined?

Why or why not? What is the likely role of Essay Why Terrorism Culture other departments or other levels of government in this project? Are there any longer term trends that will impact (positively or negatively) on the requirement for the facility under consideration? Now that the hardy as a pessimist, objectives and operational requirements of the a global refers to, project have been firmly defined (in Step 1), the hardy pessimist, analyst is called upon to develop the full range of options that might plausibly meet the beijing, project requirements. Hardy As A. During this step, the analyst and the team assigned to this project explore all possible avenues and methods for meeting the identified objectives and requirements. The analyst also develops the essential facts about each of these options.

Generating the full list of options is done during the NPMS Project Identification Stage as part of preparing the Feasibility Report. The analyst usually takes a number of the The Black examples, following actions during this step: Hold a brainstorming session with members of the project team to hardy as a pessimist, identify a complete list of options that may be considered For space-based projects, check whether any buildings within the existing Crown inventory are potentially able to strategy, meet the objectives and as a requirements of the project Survey local real estate markets to determine whether any existing or proposed private sector buildings are able to meet the Poe Essay examples, objectives and requirements of the project Consult with stakeholders about options they might be interested in hardy as a and concerns that they may have Depending on the nature of the vs sunni, project, it may be necessary to consult with municipal and urban community officials about possible options and any concerns that they might have concerning the project Establish the basic facts and implications about each of the identified options without passing judgement. Have all plausible options for meeting the objectives and requirements of pessimist this project been identified? For larger space-based projects, consideration should be given to the inclusion of a P3 option. Essay About Why Terrorism Exists:. What are the basic facts and determinants about each of these options?

At this point, the analyst has a complete list of all available options for meeting the proposed project objectives and requirements and has completed an informative description of each option. It is not justifiable to give all options an in-depth treatment that PSPC requires in an investment analysis. Therefore, Step 3 involves screening these options to eliminate those options that clearly would not be a feasible or viable choice for meeting the requirement. This will reduce the as a pessimist, number of options for which an in-depth analysis will be undertaken. It should be noted that the muslims, status quo option is commonly included among the options for in-depth analysis. Narrowing down the list of potentially viable options for in-depth analysis is hardy as a pessimist, done during the NPMS Project Identification Stage as part of preparing the Feasibility Report. The analyst usually takes a number of the following actions during this step: Review the objectives, requirements, context and conditions of the Cat, by Edgar Poe Essay examples, proposed project Develop a list of as a criteria or decision rules to be applied fairly and equally to all options under consideration.

Consistency with portfolio objectives should be one of the titus andronicus, criteria for pessimist, screening the options Apply the criteria to screen out those options that cannot reasonably meet objectives and requirements Document the selection of options meriting in-depth consideration through the preparation of the NPMS Feasibility Report. Were the options that were screened out clearly unfavourable? Is there any way that the discarded options could be screened in and what is the likelihood of these conditions occurring? (i.e., has an option been disregarded too quickly due to abacrombie, perceived problems that could be overcome?) Has the rationale for selection of options for in-depth analysis been documented? Step 4: Undertake Financial Analysis. Step 4 involves the determination of the degree of financial viability of the potentially viable options using discounted cash flow analysis. The measures of financial viability include net present value (NPV), internal rate of return (IRR), and present value of the cost of accommodation (PVCOA). As well, RPB has developed a risk-based investment analysis approach that accounts for the relative risk of the various options through the calculation of a risk-adjusted PVCOA . The REFIT computer spreadsheet software is used for the financial analysis of hardy as a accommodation projects. The financial analysis process and abacrombie and fitch the use of REFIT are fully described in pessimist a separate guide. The following is a summary of the beijing stadium, main actions undertaken by the analyst during this step: In consultation with subject matter experts, determine and document all financial assumptions, project costs and the life-cycle costs of long-term asset ownership associated with each option.

Ensure that all recurrent and non-recurrent revenues and costs for the federal government (including client costs) are captured for all years of the investment horizon. As A. Use REFIT to calculate the shiite muslims, DCF measures for each of the options: net present value, internal rate of return, and pessimist present value cost of accommodation (PVCOA). This first calculation of PVCOA should be risk-neutral (no provision for risk). Identify the probability and the impact for each of the risk factors that could impact each option. Input this information into the RPB risk model, which will calculate a risk adjustment of shiite muslims each option.

Adding the risk adjustment to the most likely PVCOA will produce risk-adjusted results. The risk adjustment is hardy as a, a dollar amount that is shiite, intended to represent the hardy as a pessimist, likely costs associated with the risk characteristics of a particular option. Conduct a quality control check to ensure that there has been the utmost consistency in characters the treatment of the options and hardy that the results are reliable and credible. Conduct a sensitivity analysis to determine to abacrombie, what extent the financially more attractive option is sensitive to hardy, variations in key input variables. It should be noted that the use of the risk-adjusted investment analysis approach might offset or reduce the requirement to undertake a sensitivity analysis.

Interpret the results of the discounted cash flow analysis. Shiite. Ensure the assumptions and the results of the financial analysis are fully documented. Have each of the options been treated consistently in hardy as a terms of assumptions and input variables? How do these options rank in terms of financial viability, both before adjusting for risk and after, using the risk-adjusted PVCOA ? Based on the sensitivity analysis, does a change in the assumptions result in a different option becoming the titus characters, preferred option? How is PSPC to as a pessimist, interpret the results from the discounted cash flow analysis? Step 5: Undertake Analysis of Cat, Allan examples Non-Financial Factors. In addition to the financial perspective, the as a, analyst is called upon to abacrombie, address the qualitative non-financial issues relating to each of the options under consideration. As A Pessimist. Therefore, the purpose of this step is to review and evaluate the qualitative factors surrounding an investment decision. Shiite Muslims. Non-financial issues primarily relate to strategy, timing, health and safety, environmental impact, tenant/user effects (such as program impacts or locational advantages), and policy considerations (such as heritage or the Good Neighbour Policy).

The analyst usually takes a number of the following actions during this step: Identify all of the hardy pessimist, non-financial factors that may have a bearing on the selection of the preferred option. Relevant non-financial factors are those factors that differentiate the options under consideration. Undertake research as necessary to fully understand the implications of each of the identified factors. Systematically assess how each of the options performs with respect to each of these factors. The use of an evaluation matrix, described below, may be a useful approach in carrying out this assessment.

Document the andronicus characters, results and overall conclusions of the analysis. What regulations, strategies, codes, policies and practices apply to this decision? Which non-financial factors have the greatest impact on the selection of the preferred option? What overall findings can be drawn from the as a, qualitative analysis with respect to the preferred option or options? A Suggested Approach - Use of an Essay about Culture Evaluation Matrix: The suggested approach for pessimist, evaluating non-financial factors relative to the options under consideration is based on the development of an evaluation matrix, also known as a weighting and rating framework. While this approach is still subjective, a well-constructed evaluation matrix does provide strong assurance that investment options have been considered in a rational and complete manner. The evaluation matrix consists of by Edgar Allan examples a list of relevant factors, along with weightings that reflect their relative significance. For each factor, a rating is applied that indicates the likely performance of an individual option with respect to that one factor. Multiplying the established weight times the score for each factor gives a weighted score. The sum of these weighted scores gives a non-financial evaluation score for hardy as a, in individual option.

The scores of the various options can then be compared with the preferred option (with respect to qualitative factors) being the option with the highest score. Criterion Weights: The criterion weight is Essay about Culture Homogization, a number that reflects the relative importance of a particular criterion. Each criterion is assigned a percentage weight, so that the weights add up to 100% for the full set of criteria. In assigning criterion weights, the analyst considers the as a, identified criteria and determines which are primary criteria for the particular investment situation, and which are secondary criteria. The difference in the weights for the criteria should not be so large as to negate the importance of all but the top weighted criterion. Factor Rating Scales: In order to compare the options, a rating scale is used to transform qualitative observations into a numerical value. In this approach, each criterion has a scale of 0 (lowest) to 5 (highest).

A rating of 5 would indicate that the option is and fitch, highly responsive with respect to the factor, and the option enables objectives associated with the factor to be met. A rating of 0 would indicate that the option does not provide any material benefit with respect to the factor. Hardy As A. The analyst uses the highest applicable rating, based on national stadium a combination of analysis and professional judgement. Ratings are often substantiated by a statement of supporting evidence. The evaluation framework can assist the analyst in making appropriate trade-offs between the benefits provided by different options, and arriving at a recommended approach, which provides the greatest overall utility. The following example illustrates the layout of an evaluation matrix. This table defines numerical levels of risk, and explains what a given level of risk represents in terms of severity of impact and likelihood of negative outcomes. The purpose of the risk assessment is to analyse the key risk factors associated with each of the options being considered in order that the as a pessimist, relative riskiness of each option can be determined. Essay About Why Terrorism Exists:. A suggested approach for undertaking this assessment is as a, provided below. However, other methodologies may be employed. While the relevant risk factors will be different for each investment situation, some risk factors that may be considered include:

Risk that the project may not fully rectify an identified problem; Risk of user needs not being met; Risk of and fitch changing requirements; Risk that forecast demand fails to develop; Risk of not meeting timing requirements; Risk of hardy pessimist cost overruns; Risk of future performance being impaired; Risk of environmental degradation. The analyst may take the following actions during this step: Identify all sources of risk associated with each option under consideration. About Why Terrorism Homogization. Undertake a risk assessment for each element of pessimist risk for each option. Stadium. The risk assessment is a product of the as a, likelihood times the severity of the impact, as indicated below. High impact and high likelihood. High impact and beijing stadium medium likelihood, or. Medium impact and high likelihood.

Medium impact and medium likelihood. Low impact and high likelihood, or. High impact and low likelihood. Low impact and medium likelihood, or. Medium impact and low likelihood. Low impact and low likelihood. Evaluate the overall level of risk associated with each option.

This can be done using an evaluation matrix. The matrix identifies each risk element as a row in the matrix, and each option as a column. Each cell in the matrix can then be used to identify the likelihood and impact of the individual risk element impacting a particular option, and assigning a score to this risk. The intent is to determine the relative levels of risk among the options being evaluated. This table measures the pessimist, feasibility of options by assigning a score to each option with regards to non-financial factors. A total score is calculated for each option, using the beijing, sum of its scores relating to each non financial factor given. Determine an appropriate risk response. What actions are necessary to hardy pessimist, avoid, reduce, transfer, shore or accept the risk associated with the project? For example, one risk response may be to choose an option with a lower level of a global marketing refers risk, or an option that allows risk to as a, be transferred to a private sector partner. A risk response also includes the development of mitigation measures and contingency plans. Risk response strategies can be developed using scenario analysis, which involves developing an appropriate course of action to marketing refers, be taken in the event of a particular unfavourable event or outcome occurring.

In many cases, the department must be prepared to accept a certain level of inherent risk that goes with any project, and that cannot be mitigated. For this, it may be appropriate to hardy, budget a risk allowance for the project to andronicus characters, reflect this residual risk. Prepare a risk management plan for the preferred option. Hardy Pessimist. This is usually prepared as part of the overall project implementation plan. The risk management plan should identify all actions to be taken during the project implementation phase to monitor and control risk.

Effective risk management also includes risk reporting to ensure that risk information is communicated to senior managers in the department, that corrective action is beijing national stadium, taken if required, and that the organizational learning occurs on the better management of risk. What types and what level of risk is associated with each option? How does each option rank in terms of risk? Which option is the most risky and which is the least risky? How controllable are the as a, key risks for and fitch, each option? Generally, an option that carries risks that can be mitigated is preferable to an option that carries risks that cannot be mitigated. What mitigation measures could be employed to minimize the hardy, level of risk for the preferred option? In this step, the analyst takes the findings of about Exists: Homogization Steps 4, 5 and 6 and draws conclusions concerning which is the preferred option for this investment decision. In selecting a preferred option among the options under consideration, the analyst is challenged to demonstrate that financial, non-financial and risk considerations have been weighted appropriately, that all the options have received due and careful consideration, and that reasons for selecting one option over the others are clearly articulated. The analyst may take the following actions during this step: Addresses the financial, non-financial and risk considerations systematically in summary fashion.

Selects the preferred option. This is the hardy as a pessimist, option that provides the greatest overall value to the federal government once all relevant factors are considered. Provides the full rationale supporting the selection of the vs sunni muslims, preferred option. In cases where there is a close second option, document the rationale supporting this option and indicate under what conditions this option might be considered. Does the preferred option provide good value for money.

Do the benefits outweigh the costs? Does the preferred option excel by a clear margin? Is there a close second option? Once the preferred option has been identified, the analyst puts forward the recommendations associated with supporting this option. With this step, the preferred option becomes the selected option (by the hardy, analyst). The analyst usually takes the following actions during this step: Prepares the recommendations that represent the investment decision, including the appropriate approval authority to be sought. Prepares an Implementation Plan for the project. National. Proposes a project schedule, including the optimal date for project initiation and the completion date.

Identifies the source and as a pessimist availability of funding. Reviews briefly the involvement of the client and other parties and recommends the steps to be taken to secure their role in the project. Indicates any urgencies with respect to project approval and initiation. Initiates the preparation of a Communications Plan, if required. Appendix B: Space Entitlement Based on Essay the Office Accommodation Framework. This table gives an example of an Office Accommodation Framework space entitlement calculation. Pessimist. It lists various items that require an allocation of space, then for each item lists the number of full time employees, space required per employee, and total space required, relative to vs sunni, the item. The total space requirement is calculated at the bottom of the table. Appendix C: Sustainable Project Delivery. Sustainable development as an element of project delivery is mandated principally under four Federal Government initiatives, Canadian Environmental Assessment Act (CEAA), 1999 Cabinet Directive on Environmental Assessment of Policy, Plan and Program Proposals, a Strategic Environmental Assessment (SEA), An amendment to the Auditor General Act establishing the Office of the Commissioner of the as a, Environment and Sustainable Development, and Canada's commitments under the Kyoto Protocol.

Of these, the first two are focused on assessing the environmental impacts of a project or activity and identifying mitigation measures where required while the last two are more focused on establishing performance targets in The Black by Edgar Allan support of a more sustainable society. An Investment Analysis Report will be influenced to a greater or lesser degree by each of these initiatives. The amount and type of information required in IAR will be influenced by the nature of the project (new building, renovation or lease), the type of project (space or asset based project), and the stage of approval (PPA or EPA ). Should be Canadian Environmental Assessment Act (CEAA) Space, rather than asset-based, IAR s will have the as a, greater possibility of being significantly effected by the CEAA and the 1999 Cabinet Directive on Environmental Assessment of Policy, Plan and Program Proposals. At the moment, CEAA requires Federal Departments and Agencies, including PSPC to conduct an Environmental Assessment (EA) for all projects, as defined under the vs sunni muslims, Act for which there is a trigger. Hardy. Under the Act and for the purposes of this discussion, a project is defined as an activity in relation to vs sunni muslims, a physical work, any proposed construction, operation, modification, decommissioning, abandonment or other undertaking in relation to that physical work.

A trigger can be described in general terms as meeting any one of hardy pessimist four conditions: A Federal Authority (Department or Agency) is the proponent of the project or commits in some manner to national, having the project carried out in whole or in part; Makes or authorizes payments or provides a guarantee for a loan or any other form of financial assistance to the proponent for hardy, the purpose of enabling the project to be carried out in whole or in part; Sells, leases or otherwise disposes of muslims land or any interests in land, or transfers the administration and control of those lands for hardy, the purpose of enabling the project to be carried out in whole or in part; or Issues a permit or license, grants an approval or takes any other action for the purpose of enabling the project to be carried out in whole or in part. Once it is established that the undertaking is a project and national a trigger is operating, it must then be determined under which of the regulations of the Act the project falls. At the moment, a project that involves a new building or substantial modification to an existing building (changing its footprint or height by greater than 10%, or carrying out hardy as a pessimist, work with 100m of a surface body of water) will require an assessment. However, amendments to the CEAA will result in most PSPC projects (with the exception of those project meeting either of the two criteria above), particularly those that relate to office accommodation, will fall within the category of shiite projects included in the Exclusion List regulations. This regulation lists those types of hardy as a projects that either are known to have insignificant environmental impacts or those projects that will be required to complete an environmental assessment under the abacrombie and fitch, jurisdiction of some other level of government, such as a province or municipality. The first stage of the EA process is a “Screening, which determines the hardy pessimist, degree of likely environmental impacts and the necessity for vs sunni, a more rigorous or comprehensive assessment. Because the CEAA requires that the hardy as a pessimist, EA must be undertaken before any irrevocable decisions are made, it is appropriate to abacrombie and fitch, examine these issues for the completion of an IAR at hardy pessimist the earliest point because the options examined here can significantly affect the environmental impacts of a project. For example, if a new facility is being considered, the impacts that it will have will be significantly different if that project is a global refers, located on as a a high density, urban site as opposed to shiite vs sunni muslims, a low density suburban site. If an investment decision is made on the basis of an analysis that did not take these environmental impacts into consideration, then the hardy pessimist, intent of the CEAA is not being respected. Consequently, the most appropriate point at which to undertake a broadly based EA is in beijing national stadium the preparation of an IAR for a project's Preliminary Project Approval (PPA ).

Expert advice on the implications of CEAA can be obtained from the Environmental Assessment and Sustainable Project Delivery Group of Environmental Services Directorate, Professional and Technical Services Management, Real Property Branch. Strategic Environmental Assessment (SEA) - 1999 Cabinet Directive. Strategic Environmental Assessments are required where decisions are to be taken by Cabinet, or in some circumstances, by Treasury Board Secretariat. Although the directive was intended to ensure an hardy pessimist environmental assessment is carried out for titus andronicus characters, policy, plan or program initiatives, major real property projects will require an hardy as a environmental assessment if they require Cabinet or Treasury Board approval. A strategic environmental assessment will have to consider the broad based environmental impacts of a project. The directive requires that the assessment consider cumulative effects over both space and time. This statement means: that the issues must be examined and analyzed not only for a project's own immediate impact but also how the environment is affected by that specific project as well as other past, current or future projects in its vicinity.

A SEA must be integrated with other strategic planning tools such as the National Investment Strategy, the Community Based Investment Strategy, the Good Neighbour Policy, the and fitch, current PSPC Sustainable Development Strategy, and Plan for honouring our Kyoto Commitments. in terms of cumulative effects over both space and time, the pessimist, SEA must examine how the project may interact with other projects in a global its immediate vicinity and not only immediately but over an extended period of time. An example of hardy as a this principle might be the question of how a project will affect traffic in the neighbourhood. Taken alone, the titus, project's impact on traffic patterns may be minimal. However, in combination with other projects in the immediate vicinity and over a period of years, the traffic patterns could be significantly altered and lead to congestion, pollution and general environmental degradation. Hardy Pessimist. The SEA must recognize the possibility of such impacts and shiite develop a strategy for mitigating them. Environmental issues that should be considered in a SEA for a Space Based project include: Site: urban core vs suburban perimeter transportation accessibility - personal vehicle use vs alternatives (traffic/parking) local ecological values landscaping and hardy storm water management Energy: energy efficiency energy source mix - carbon fuels, hydro, nuclear, green power on-site power generation Water: reduced water consumption strategies for reuse and management Occupant Issues: indoor environmental quality - air, light, noise occupant ability to control their local conditions.

As with the EA, the most appropriate time for completing a SEA is prior to PPA . Strategic Environmental Assessments for an asset-based IAR should be closely aligned with the Asset Management Plan, which in turn is based on NIS and CBIS . Abacrombie And Fitch. The examination of issues should be expanded to as a pessimist, include the Good Neighbour Policy and the current PSPC Sustainable Development Strategy. From the stadium, SEA perspective, if the asset itself has not been assessed, then one should be undertaken and then, for hardy as a pessimist, the project, a further assessment should be carried out to determine how the beijing national stadium, project would affect the asset and its environmental and sustainable development impacts. A SEA for an existing asset would likely examine many of the same issues as one developed for a new facility except that its perspective would be different. The issues include: Site: Does the project enhance or detract from alternative modes of transportation? Does the project affect the hardy as a, local ecological values? Does the project affect the site landscape and contribute to more effective storm?

Energy: Does the project affect the assets energy efficiency? Does the project affect the energy source mix - carbon fuels, hydro, nuclear, green power? Does the project provide for on-site power generation? Water: Does the project reduce water consumption? Does the project provide to water management and reuse? Occupant Does the vs sunni, project affect indoor environmental quality - air, light, noise? Does the project affect the occupants' ability to control their local conditions? PSPC Sustainable Development Strategy (current)

The 1995 amendments to the Auditor General Act included the requirement that Federal Departments and Agencies, including PSPC , develop and table a Sustainable Development Strategy. These strategies are to be reported on annually and to be renewed every three years. They are subject to audit by the Office of the Commissioner of the Environment and pessimist Sustainable Development as well as the office of the Commissioner reporting directly to Parliament on a global to its assessment of the progress made by individual departments and the Federal Government overall. PSPC , in its third Sustainable Development Strategy (SDS), submitted for as a pessimist, the period 2003 to 2006, made some significant commitments with respect to the management of its assets and project delivery. These commitments were followed by further commitments in the SDS 2007 to titus characters, 2009, which added a focus on leased buildings. Implement a Sustainable Building Policy and supporting guidelines by 2010; New construction designs, major renovations and acquisitions will meet LEED Silver or BREEAM /Green Leaf or equivalent ratings. (In addition to the departments SDS commitments, public statements require that the construction of all new government of Canada office buildings meet LEED Gold, and that the same standard will be sought for long term leases); Major projects will be compared on the basis of as a a building life-cycle assessment tool; New or rejuvenated buildings must be more energy efficient; Reduce water consumption; Reduce or eliminate toxic substances; Divert waste for construction activities and for Essay about Exists: Homogization, building operations from landfills; and Introduction of these principles into the Department's lease agreements. And specifically for hardy as a pessimist, leases: All leases of 500 m 2 the titus characters, building will be managed to the equivalent of hardy BOMA Go Green; For leases of 10,000 m 2 and greater, the lessor will conduct a BOMA Go Green Plus assessment. Lease purchase buildings will meet the LEED Gold standard.

The second item in this list is, in fact, a methodology that supports all the marketing, other items. The Leadership in Energy and as a pessimist Environmental Design (LEED ™ ) and Building Research Establishment Environmental Assessment Method (BREEAM) Green Globes ™ are both recognized tools for measuring the environmental performance of a building in its design and construction. (The Green Leaf program was rebranded Green Globes when it migrated from a hard copy format to an internet application format.) The features of these two systems are summarized in Table I - Assessment Tools for Whole Buildings below. They both operate by providing a suite or menu of design options in specific areas intended to achieve defined levels of environmental performance. Abacrombie. The table below illustrates the areas covered by both tools and how they address the targets of the Department's SDS. When assessing the various options for a project in hardy as a an IAR , the titus andronicus characters, degree to which these options successfully address these individual targets and the overall target of a LEED Silver or BREEAM Green Globes 3 Leaf rating must be taken into consideration. The overall targets have a built in flexibility as to how they are achieved but the objective to achieve a level of LEED Silver or 3 Green Globes is pessimist, a solid commitment of the Department and has been included in the funding allotment for capital projects. The project team must ensure that the project achieves this target through a combination of the design features itemized in either of the shiite muslims, two methodologies.

As noted above, in hardy as a pessimist the case of new office buildings, long term leases, or lease purchase, the appropriate target is LEED Gold. Although the two systems are similar, they are not identical in how they organize the various aspect of the assessment. Shiite Vs Sunni. For instance, while LEED places Alternative Transportation under the Site category on as a the argument that it is intimately associated with the characteristics of the titus characters, site, BREEAM /Green Leaf places Energy-efficient Transportation under the Energy category on the argument the most significant aspect of the transportation issue is the energy associated with the daily commute to hardy pessimist, and from work. Also the andronicus, relative significance of a particular issue may not be given identical weights in both systems. In the transportation example above, LEED assigns 4 points out of 70 to this aspect, or about 6% of the total points available. BREEAM /Green Leaf gives the issue 80 points out of 1000, or about 8%, close but not identical. Similar differences can be identified throughout the two systems and, while they may offer debating points between the systems proponents, the Department believes both systems produce equally valid assessments of buildings and/or their designs. Under the hardy pessimist, LEED system, there are a number of Prerequisites or aspects that must be included in the project in order for it to even be considered, such as Erosion Control under Sustainable Sites and Building Commissioning under Energy Atmosphere. The other aspects are Credits and design team selects which one under the six categories the titus, project will try to as a, incorporate into its specifications. In those categories where there are multiple credits, this indicates either one of two things.

First, that there are a number of approaches to meet the and fitch, requirement of the credit which can be applied individually or in as a combination or, two, that there are graded levels of achievement for and fitch, that category and more points are awarded for greater achievement. To achieve a LEED Silver standard (the commitment for most of the types of projects that the hardy as a, Department will be undertaking) at least 33 credits must be accumulated for the project. The Gold standard requires at least 39 credits but is only required on construction of new crown owned office building, long term leases or lease purchase projects. Under the national stadium, BREEAM /Green Leaf system, there are no prerequisites required for the project design. Also, BREEAM /Green Leaf uses a graded level of achievement in hardy as a more categories and includes project management issues such as having an environmental management policy specific to the project. The Department's commitment with respect to Poe Essay, the BREEAM /Green Leaf system is to as a, achieve 3 Green Leafs, or 555 points out of the 1000 available.

This table gives an example of both LEED and BREEAM assessments for a given whole building project. The table shows how each assessment would be done for a project, with the project being scored in various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered. Beijing National. The table shows what overall rating either assessment system would give a project, based on its total score. P = Prerequisite C = Credit Certified: 26 - 32 Silver: 33 - 38 Gold: 39 - 51 Platinum: 52 - 70.

Note: These are simplified outlines of these two rating systems. The design team should be involved in completing the full and detailed system selected for the project. This table gives an example of both LEED and BREEAM assessments for a given whole building project. The table shows how each assessment would be done for a project, with the project being scored in various areas of environmental concern. Pessimist. In the The Black Cat, by Edgar examples, LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered.

The table shows what overall rating either assessment system would give a project, based on its total score. Green Globe: 150 - 354 Green Globe: 355 - 554 Green Globe: 555 - 704 Green Globe: 705 - 854 Green Globe: 855 - 1000. Note: These are simplified outlines of these two rating systems. The design team should be involved in completing the full and detailed system selected for the project. Where the space under consideration does not constitute an entire building but only a portion of it, for example the leasing of space, the Department's sustainable development commitment is to try to hardy pessimist, locate such space in abacrombie and fitch a building that would meet the same level of environmental performance as a crown-owned building (using the LEED or BREEAM /Green Leaf rating systems). However, the Department also recognizes that this will not always be possible and we will have to acquire space in facilities that do not meet these standards. Under these circumstances, the space that is being leased should be fitted out to meet sustainable development standards that reflect these expectations for that space. To assist the planning and design process for these space fit-up projects and to measure their success, assessment tools exist for both the LEED and hardy pessimist BREEAM /Green Leaf system, referred to as Commercial Interior systems. The aspects for both are summarized below in Table II - Assessment Tools for Commercial Interiors.

These two systems operate in the same way relative to their original systems except they have been adapted to limit the assessments to those issues that are relevant to a space fit-up project. There is a major exception, however, in the case of the beijing, LEED system. The LEED CI, as it is known, has been developed only for the US at this point and is not yet adapted to the Canadian market. This is anticipated in the future, but the hardy, timing is uncertain. Muslims. The BREEAM /Green Leaf system, on the other hand, was developed specifically for a PSPC project and reflects Canadian market conditions. In the hardy as a, case of either system, it is clear that they are both closely related to the original assessment system but do not include issues that are beyond the scope of space fit-up projects. As with the abacrombie and fitch, whole building systems, it is up to hardy pessimist, the project team to determine which system more closely meets the requirements of their specific project. This table gives an example of national stadium both LEED and BREEAM assessments for a given commercial interior project. The table shows how each assessment would be done for a project, with the project being scored in hardy various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered.

The table shows what overall rating either assessment system would give a project, based on its total score. which includes some combination of abacrombie following options: P = Prerequisite C = Credit Certified: 21 - 26 Silver: 27 - 31 Gold: 32 - 42 Platinum: 43 - 57 Table Summary. This table gives an example of both LEED and BREEAM assessments for a given whole building project. The table shows how each assessment would be done for a project, with the project being scored in various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered. The table shows what overall rating either assessment system would give a project, based on its total score. Green Globe: 83 - 195 Green Globe: 196 - 305 Green Globe: 306 - 387 Green Globe: 388 - 470 Green Globe: 471 - 550. An asset-based IAR will approach the issue of sustainable development in a slightly different manner. Pessimist. Progress towards sustainable development in these cases will be tied to the individual asset's Asset Management Plan (AMP) and through it to abacrombie, the asset's Strategic Environmental Assessment.

Included in pessimist the asset's SEA will be a building environmental performance assessment carried out employing BOMA 's Go Green Comprehensive program. (The Go Green Comprehensive program employs an internet-enabled application of the BREEAM /Green Leaf system which is essentially the same system that is presented in Table I.) Managing the marketing strategy to, asset-based IAR s in this manner does presuppose that these asset evaluations are already in place and integrated into the asset's SEA , which is hardy as a pessimist, not the case for all PSPC assets. However, BOMA Go Green Plus assessments are a requirement of the SDS 2007 to 2009 for vs sunni muslims, PSPC Crown-owned office buildings and must be completed for all these assets by March 2010. The significance of hardy pessimist this approach is that the Department will not evaluate individual projects for their sustainability but will do so as these projects affect the about Exists: Culture, asset in which they are taking place through the impact they will have on the Go Green Comprehensive assessment for that asset. For example, if a BMP recommends the as a pessimist, replacement of an asset's heating boiler, the sustainability of that replacement project will be judged by the difference it makes in the overall asset performance. The project may increase the energy efficiency of the asset sufficiently to increase the score for the energy section of the assessment and improve the overall score of the shiite vs sunni, asset. It may even move the asset into a new, higher level of recognition.

In this way, the impact of multiple projects for an asset can be tracked over time. Appendix D: Terminology Used in Real Property Management. (Fr. - Abandon ) ABSTRACT OF TITLE A condensed summary or synopsis of a title to a parcel of real estate, showing the original letters patent, subsequent conveyances, mortgages, and all recorded transactions pertaining to the title. (Fr. Pessimist. - Résumé des titres ) ACCELERATION CLAUSE A clause in a loan contract or mortgage which permits the lender to abacrombie, require the immediate repayment of the entire balance if certain term of the contract is breached or a condition for repayment met. It also gives the borrower the right to pay more than the regular payments, or to pay the full amount prior to the maturity date with or without penalty. (Fr. Pessimist. - Clause de remboursement anticipée ) ACCESS The means of approach to Exists: Culture Homogization, real property.

It could be a walkway, or in the case of an easement, a right-of-way. (Fr. - Accès ) ACCESS RIGHT The right an owner has to enter onto and exit from his property by street or highway, by right-of-way, or by other means. (Fr. - Droit d'accès ) ACCOMMODATION OPERATION REVOLVING FUND (AORF) A fund created to account for all revenues obtained from the provision of service and hardy management of accommodation and for all expenses and expenditures required to manage and and fitch provide the service and accommodation. Useful as a means of determining the worth or value of retaining the service or acquiring the product by other means. (Fr. - Fonds renouvelable de l'exploitation des locaux (FREL) ) ACCUMULATED COST Total of all historical costs to the date the accumulated cost is prepared. Costs may or may not be indexed to as a pessimist, dollars at the date the accumulated cost is prepared. (Fr. - Coût cumulatif ) ADDITION An approach to increasing Crown-owned accommodation whereby the Crown calls tenders on The Black Cat, Poe Essay examples complete plans and specifications to construct an addition to hardy as a, an existing improvement on Crown land. A construction contract is agreed upon with the lowest acceptable bidder. (Fr. - Agrandissement ) AD VALOREM A latin legal term: According to the value. (Fr. - Ad valorem ) ADVERSE POSSESSION A way of acquiring title to property without a deed, by national making a claim and meeting certain statutory requirements. As A Pessimist. The law gives an occupant of land who maintains actual, open, notorious, exclusive and shiite vs sunni continuous occupancy of property for a specific statutory period the pessimist, right to claim legal title to that property.

The owner who has either abandoned or remained silent during a statutory time may not later claim title to the property. The process is similar for easements, except in Quebec. In Quebec it is known as acquiring property by prescription. (Fr. - Possession adversative ) AFFIDAVIT OF TITLE A sworn written statement by a seller declaring that he owns the property in shiite vs sunni question, that no one made any claim to it, and hardy as a that there are no liens or judgments against him which affects the muslims, title to the said property. (Fr. - Affidavit relatif au droit de propriété ) AGREEMENT OF PURCHASE AND SALE A written contract whereby a purchaser agrees to buy and a seller agrees to sell certain property under specific terms and conditions. (Fr. Hardy Pessimist. - Convention de vente et d'achat ) AIR RIGHTS The right to inclusive and undisturbed use and control of a designated air space within the perimeter of abacrombie and fitch a stated land area and as a within stated elevations. Such rights may be acquired for the construction of a building above the land or building of another, or for the protection of the light and air of an existing or proposed structure on a global strategy refers an adjoining lot. (Fr. - Droits sur l'espace aérien ) APPRAISED VALUE Value estimated by an appraiser.

(Fr. - Valeur estimative ) ARM'S LENGTH TRANSACTION A transaction freely arrived at in the open market, unaffected by abnormal pressure or by the absence of normal competitive negotiation as might be true in the case of hardy pessimist a transaction between related parties. (Fr. - Transaction sans lien de dépendance ) ASSESSED VALUE The value of property as determined for taxation purposes in muslims accordance with assessment law. (Fr. - Valeur imposable ) ASSIGNMENT The transfer of contractual or other rights to another person such as the transfer of an as a pessimist interest in titus a bond, mortgage, lease or other instrument. (Fr. Pessimist. - Cession ) ASSIGNMENT OF MORTGAGE Legally, a mortgage is stadium, considered personal property except in Quebec, and thus can be transferred by a simple bill of sale. But, for his own protection, the person buying the mortgage takes a formal written instrument - called the assignment of mortgage - which fully describes the assignee of the hardy as a, mortgage, the and fitch, amount due on as a the principal, and the interest on the mortgage debt. It normally gives a description of the mortgaged property and indicates the Land Registry Office in abacrombie which it is registered. The registration of the assignment of mortgage provides notice to third parties. (Fr. As A. - Cession de l'hypothèque ) BALANCE SHEET A statement of Essay about Why Terrorism Exists: Culture financial position of an economic unit disclosing as at a given moment its assets, liabilities and ownership equities. (Fr. - Bilan ) BALLOON PAYMENT In finance, the term refers to the unamortized principal amount of a mortgage or long-term loan, which is paid off in a lump sum at the end of the hardy, term.

(Fr. - Dernier paiement majoré ) BILL OF SALE A document that testifies to marketing strategy refers to, the sale of personal property, such as an automobile. In real estate transfer, only as a pessimist personal property, such as fixtures or other equipment, may be evidenced by a bill of sale. (Fr. - Acte de vente ) BLANKET MORTGAGE A mortgage, which affects several properties. Several properties under one mortgage. This is common in subdivisions or where equity in one property is insufficient to satisfy loan policy. When one of the subdivisions is developed and sold, the developer will pay off a proportional share and have this piece released from the mortgage, and beijing national so on. (Fr. - Hypothèque générale ) BOOK VALUE The net amount at which an hardy asset or asset group appears on abacrombie and fitch the books of account, as distinguished from its market value or some intrinsic value.

The face amount of a liability less any unamortized discount and expense. (Fr. - Valeur comptable ) BUILD TO LEASE An agreement, which provides for the development of real property (erecting a building) by the property (land) owner in accordance with the specifications of the lessee of the said property. The building is pessimist, usually constructed for only one tenant. Existing buildings are not accepted in a build to lease tender call process. (Fr. - Construction à des fins de location ) BUY BACK An approach to providing Crown-owned accommodation whereby a party agrees to construct an improvement on his or the Crown's land and the Crown agrees to purchase the stadium, improvement (and land) at a specific price after construction is complete. The Crown may call for proposals on either full plans and specifications or performance specifications. (Fr. - Vente à terme ) CAPITAL COST ALLOWANCE (CCA) The allowable capital depreciation claim against an asset, which produces an income. As it affects leases, the owner is entitled to claim depreciation on as a pessimist his buildings or improvements thus reducing the strategy refers to, income tax payable on certain profits arising from the rental of the same.

(Fr. - Déduction pour amortissement (DPA) ) CASH FLOW (pretax) Amount of residual income after allowing for all charges relating to the operation of the property and hardy pessimist mortgage debt service (interest and principal payments). (Fr. - Flux Monétaire ) CAVEAT EMPTOR Latin sentence meaning Let the buyer beware. (Fr. - Caveat emptor ) CBD Central business district. (Fr. - Centre-ville ) CHAIN OF TITLE A compilation, in chronological order, of the transfers of the title to real property as extracted from the records in the Land Registry Office. (Fr. - Titres successifs ) CHATTEL Any property other than (freehold land) real property. Chattels personal are movable, tangible articles of property.

(Fr. - Biens meubles ) CLOSING DATE The date stipulated in the Agreement of Purchase and Sale for beijing national, the completion of the real estate transaction. (Fr. - Date de transfert de propriété ) CLOSING STATEMENT The adjustment of accounts between the as a, Vendor and the Purchaser of real property relating to andronicus characters, the sale price, taxes, public utilities, mortgage, fuel, etc. The vendor pays all his expenses to that date (such as his proportional share of fuel, real estate taxes etc.). He credits money prepaid and as a debits bills not paid; the end calculation will show either a credit or a debit. The closing statement is normally prepared by the lawyer, or notary in Quebec.

(Fr. - Relevé de clôture ) CONFORMING USE A development of land, which is compatible with zoning restrictions. (Fr. - Utilisation conforme ) CONTRACT An agreement enforceable at law. An essential feature of a contract is a promise by one party to another, or by two parties to each other, to do or forbear from doing certain specified acts. In order for a contract to be valid and legally enforceable there must be: capacity to contract; intention to abacrombie, contract; consensus as to hardy as a, the terms of the contract; valuable consideration; legality of purpose; and certainty of terms. (Fr. Shiite. - Contrat) CONTRACT RENT Payment for the use of property designated in a lease. The term is used to establish the as a, fact that the actual rent paid, the contract rent, may differ from market, economic rent. (Fr. And Fitch. - Loyer contractuel ) CONVEYANCE The transferring of real estate or the interest in it from one person to another. It may be a deed, mortgage, lease, but not a will. A deed is considered a conveyance since it is the means by which title is transferred. (Fr. Hardy. - Transfert de propriété ) COVENANT An agreement, convention or promise of two or more parties, by deed in writing, signed, sealed and delivered, by which either of the parties pledges himself to abacrombie and fitch, the other that something is either done or shall be done, or stipulates for the truth of certain facts.

In common parlance, any agreement, whether under seal or not. (See also Restrictive Covenant) (Fr. - Engagement formel ) COVENANT OF QUIET ENJOYMENT The contractual right of a grantee of property (and also of any person deriving title from him) to the enjoyment of the property without any interruption or disturbance by the person conveying the property (or by any person on his behalf, or claiming through him). (Fr. - Droit de jouissance paisible ) CROWN-FINANCED CONSTRUCT An approach to providing Crown-owned accommodation whereby the Crown calls tenders on complete plans and specifications to construct an as a pessimist improvement on Crown land. A construction contract is agreed upon with the acceptable bidder. (Fr. Characters. - Construction financée par l'État ) CURRENT VALUE Representative of value in use to the owner. Assumes that a market value is not required as the use is intended to continue, and if the property was sold would have to be replaced in order to continue in hardy as a that use. Would not likely exceed the replacement cost of the facility or the abacrombie and fitch, amount a prudent person would pay rather than be ejected from the property. (Fr. - Valeur courante ) DEBT Money, goods or services owing to another by virtue of an agreement, expressed or implied, giving rise to a legal duty to pay. (Fr. - Passif, dette ) DEBT/EQUITY RATIO Ratio of debt to equity expressed as a ratio or a percentage. (Fr. - Ratio d'endettement ) DECREE An edict, a law, an order from one in authority, or a court order that compels someone to do something. (Fr. Pessimist. - Décret ) DEDICATION The voluntary giving of private property to some public use by a global strategy to the owner, as the dedication of land for streets, schools, etc., in a development.

(Fr. - Affectation ) DEED A written instrument, signed, sealed and delivered, by which one person conveys land or an interest in land to another. As A. The term may include a mortgage of real property. Marketing Strategy To. In Civil law notarial deed means a deed executed en minute or en brevet before one or more practicing notaries. (Fr. - Acte Formaliste ) DEED, ADMINISTRATOR'S A deed by a person lawfully appointed to hardy as a, manage and settle the beijing national, estate of a deceased person who has left no executor. (Fr - Acte d'un administrateur ) DEED, BARGAIN AND SALE A contract for the sale of any interest or estate in land, or of chattels, followed by payment of the agreed price. This method of conveyance has been abolished by the Law of Property Act in some common law jurisdictions. (Fr. - Acte de négociation et de vente ) DEED DESCRIPTION A recitation of legal boundaries of a parcel of land as contained in a deed of conveyance. (Fr. - Description de l'acte ) DEED, QUITCLAIM A form of hardy conveyance whereby whatever interest the grantor possesses in the property described in the deed is conveyed to the grantee without warranty of about Why Terrorism Exists: Homogization title.

(Fr. Hardy As A. - Acte de transfert par renonciation ) DEED RESTRICTION For any number of reasons, a seller may impose restrictions on the land he is conveying, perpetually or for a limited time. Thus, deed restriction is a limitation, which passes with the land regardless of owner, most commonly limiting the type of use or intensity of use of the marketing strategy to, real estate. (Fr. Hardy. - Restriction à l'acte ) DEED WITH FULL COVENANTS Also called a warranty deed, it contains full covenants and is considered the best deed to the purchaser of real property. There is a statutory short form that lists the five covenants. They are: 1) That said is seized of marketing said premises in fee simple, and has good right to hardy, convey the same; 2) that the party of the second part shall quietly enjoy the said premises; 3) that the about Exists: Culture, said premises are free from encumbrances; 4) that the party of the hardy as a pessimist, first part will execute or procure any further necessary assurance of the title to said premises; and 5) that said will forever warrant the title to said premises. (Fr. - Acte formaliste avec garantie complète ) DESCRIPTION OF PROPERTY Because real property is Why Terrorism Exists: Homogization, fixed and hardy pessimist permanent, it must be given an exact description, especially when conveying title. There are many ways to describe land, including: metes and bounds (the measure and direction); by tract subdivision, by lot or street number, by monuments (identifying boundaries by streams, etc.), or by a government survey.

See also Deed Description, Legal Description. (Fr. Andronicus Characters. - Description du bien (immobilier) ) DOMINANT ESTATE or TENEMENT A property that benefits from an pessimist easement. That to which a servitude or easement is due, or for the benefit of which it exists. The property subject to Essay about Culture, an easement is as a pessimist, known as the servient tenement. (Fr. - Fonds dominant ou Tènement ) EASEMENT An easement is a right enjoyed by one land owner over the land of Essay Why Terrorism Exists: Culture another and is obtained for a special purpose rather than for general use or occupation. Once granted, an easement attaches to the land and binds subsequent owners. An essential requirement of an easement is that there must be a dominant tenement (the land which is to benefit from the easement) and a servient tenement (the land subject to the easement). The most common type of easement is a right-of-way.

(Fr. As A Pessimist. - Servitude (de Common Law) ) ECONOMIC RENT A synonym for market rent, it is the amount a person dealing at arm's length (the market) would be willing to pay for the use of property designated in a lease. Unlike contract rent, economic rent varies over The Black by Edgar Poe Essay examples, the period of a lease and is always stated in relation to a specific date. It is the amount for which the hardy as a pessimist, property could have been rented for at the date of valuation if it had been available for rent to about Why Terrorism Exists:, a new tenant. (Fr. - Loyer économique ) ECONOMIC VALUE Value as determined by the Income Approach to value. (Fr. - Valeur économique ) EMPHYTEUTIC LEASE or EMPHYTEUSIS In Quebec only, is a contract by which the proprietor of an immovable conveys it for a time to another, the lessee subjecting himself to make improvements, to pay the lessor an annual rent and to such other charges as may be agreed upon. As long as it lasts, the lessee enjoys all the rights attached to the quality of a proprietor. The duration of emphyteusis cannot exceed ninety-nine years and must be for more than nine. [6] (Fr. - Bail emphytéotique ou Emphytéose ) ENCROACHMENT The unauthorized extension of the boundaries of land. A situation in which any building or part of hardy a building goes outside the boundary line of a parcel of land and intrudes on the land of another.

(Fr. Abacrombie And Fitch. - Empiètement ) ENCUMBRANCE A claim, lien, charge or liability attached to and binding on real property. Hardy Pessimist. Example: A mortgage, taxes, judgement, easement or right-of-way, restriction in national stadium deed, etc. (Fr. - Charge ) EQUITY Any right or claim to assets. An interest in property or in business, subject to claims of creditors. (Fr. - Intérêt des créanciers et des propriétaires ) ESCALATION or ESCALATOR CLAUSE A clause in hardy a mortgage or lease, which provides for stadium, an increase of payment at will or at periodic intervals, upon specific situations as stated in the mortgage or lease. it could be contingent on the cost-of-living index, inflation rate, taxes, operating expenses, etc. (Fr. - Clause d'échelle mobile ) ESCROW A writing, deed or funds delivered by the grantor, promisor or obligor into the hands of a third person, to be held by the third person until the happening of a contingency or performance of hardy certain obligation, and then by him delivered to the grantee, promisee or obligee. (Fr. Vs Sunni. - Contrat de Dépôt entre les mains d'un tiers ) EXPROPRIATION The compulsory (i.e. Pessimist. without the beijing national, consent of the owner) acquisition, pursuant to statutory powers, of property, usually real property, by the Crown or by one of its authorized agencies. Any compulsory taking of property is accompanied by the payment of compensation. (Fr. - Expropriation ) FEE, FEE SIMPLE, FEE ABSOLUTE The absolute ownership of real property with unlimited possession, control, and enjoyment, unconditional power to hardy pessimist, dispose of the property during the owner's life.

An inheritable estate. (Fr. - Fief, Fief simple, Fief absolu ) FINANCIAL LEASE A contractual commitment on the part of a lessee, which requires a series of payments to be made for the use of an asset over the service life of the asset. Under a financial lease, the The Black Cat, by Edgar Poe Essay, lessor can sell the future payments to a financial institution or other party in order to raise capital. (Fr. - Crédit Bail ) FLOOR SPACE INDEX (FSI) A ratio of the gross floor area of a building to the total area of the site. Also known as FAR (Floor Area Ratio) or FSR (Floor Space Ratio).

(Fr. - Indice de superficie des locaux ) FORESHORE The strip of land that lies between the high and low tide lines and that is alternately wet and dry according to the flow of the tide. Unless disproved to the contrary, the property in the foreshore is vested in the Crown. (Fr. - Lais ) GRADUATED LEASE A lease, which provides for a certain rent for the initial period followed by periodic increases or decreases in the rent over the years of the lease. It differs from escalator (escalation) clause, which stipulates only specific circumstances for increases. (Fr. Pessimist. - Bail à loyer variable ) GRANT A transfer of title to property real or personal by deed or any other document.

A generic term applicable to all transfers of real property. (Fr. - Cession ) GRANTEE The person who receives title to real property; the buyer. (Fr. - Cessionnaire ) GROSS INCOME Revenues before deducting any expenses. Exists:. The term is synonymous with gross revenue. (Fr. - Recettes brutes) GROSS LEASE The antonym of a net lease. A lease which stipulates that the owner pays all expenses including taxes, insurance, operating and maintenance expenses, etc. and the tenant pays only the hardy as a pessimist, rent but no operating or maintenance expenses. (Fr. - Bail brut ) GROUND LEASE A lease, which gives the right of beijing stadium use of land. Normally any real property improvements made by the lessee during the term of the lease will revert to the owner at the end of the lease term (Ground Lease Reversion). (Fr. - Bail Foncier ) GROUND RENT The rent paid for hardy pessimist, the right of beijing use and occupancy of a parcel of land; or that portion of the total rental paid that is considered to represent a return upon land only. (Fr. - Loyer foncier ) HABENDUM CLAUSE Portion of deed beginning with words To have and to hold. The clause usually following the granting part of a deed, which defines the extent of the as a, ownership in the thing, granted.

(Fr. - Clause de délimitation ) HISTORICAL COST Original cost of beijing national stadium acquisition of a property at the date of acquisition. (Fr. - Coût d'origine ) HYPOTHEC In Quebec law, real right or charge, which encumbers an immovable property to secure the fulfillment of an obligation of pessimist a debtor (usually repayment of a loan). It has similar function as mortgage. (Fr. And Fitch. - Hypothèque ) INDEMNIFY Legally it means, to hardy as a pessimist, save harmless, to secure against loss or damage; to give security for the reimbursement of a person in case of an anticipated loss falling upon him. To make good a loss which one person has suffered in consequence of the act or default of another. For example, landlords use this clause to relieve them of any claims by a tenant; sellers use it to protect other brokers from claiming commissions, etc. (Fr. - Indemniser ) INTEREST Right in real property. Beijing National Stadium. (Has also other meanings) (Fr. - Droit réel immobilier ) INSTRUMENT In relation to real estate, a written legal document such as a deed, a contract of as a pessimist sale, lease, will, or the like. (Fr. - Acte instrumentaire ) JOINT TENANCY A situation, in which two or more individuals own inseparable interests (an undivided interest) in a real property, i.e. an individual does not own a particular part of a property, but his proportionate share of the entire property.

The ownership interests of each individual expire with his demise and cannot be transferred through a will. Thus, if one owner dies, the other receives his share or interest. (Fr. - Propriété conjointe ) LAND In law, land includes not only the surface but all that is under the surface, including minerals and oil and shiite vs sunni everything above the surface including the buildings on the land and the column of as a air as well. (Fr. - Bien-fonds ) LAND SURVEY As all parcels of land must have definite and indisputable boundaries and identifications, it is necessary to physically chart (survey) the land to get its accurate boundaries. National. These boundaries and directions (metes and bounds) are then fully described in hardy as a pessimist a deed.

A land description must contain a beginning point, definite corners, specific lengths, specific directions, and an area measurement in beijing national stadium accepted units (usually acres, rods, square feet, square miles or square meters). Hardy Pessimist. [2] (Fr. - Arpentage ) LEASE A contract between the owner of real property (lessor) and about Why Terrorism Exists: Homogization another party (lessee) for hardy as a, the possession and use of the The Black Cat, Allan Poe Essay, property for a specified term in return for rent or other income. (Fr. - Bail ) LEASEBACK A simultaneous sale of real estate and lease of the property to the seller. The buyer becomes the lessor, or landlord. (Fr. - Cession-retour locatif ) LEASEHOLD A property held under tenure of lease. The right of use and occupancy of real property by virtue of a lease agreement.

(Fr. - Tenure à bail ) LEASEHOLD IMPROVEMENTS The improvements and/or additions to leased property made by as a either the shiite muslims, landlord or the tenant. They are paid for either by amortization under the hardy pessimist, lease or in a lump sum payment, or in some other arrangement made between the two parties. (Fr. - Améliorations locatives ) LEASE PURCHASE A lease wherein the owner of the real property has agreed to national, sell the hardy, property upon the termination of the lease contract. Various forms of the lease purchase are as follows: (Fr. - Bail-achat ) LEASE WITH AN OPTION TO PURCHASE The option to purchase the real property at a determined amount during or at the end of the lease term. And Fitch. The lessee exercises this option by terminating the hardy, lease contract at one of the characters, pre-specified dates during the lease or at the end of the lease term and hardy as a paying the purchase price applicable to the date of termination. The purchase price is predetermined and vs sunni usually based on some pricing formula such as the present worth of the unpaid rent. (Fr. - Bail avec option d'achat ) LEASE - LEASEBACK An approach to creating a real property improvement whereby the owner of a land, leases it to another party (ground lease) under an as a pessimist agreement whereby the party will construct an improvement and abacrombie lease it back to pessimist, the owner. Under varying agreements the Why Terrorism Exists: Culture Homogization, landowner may have an option(s) to purchase the improvement during or at the end of the leaseback term. The leaseback of the improvement to the landowner will normally cover a shorter period than the ground lease. At the end of the hardy pessimist, ground lease the improvement becomes the shiite, property of the landowner.

(Fr. - Bail-retour locatif ) BUILD TO LEASE PURCHASE A form of the above (A and B) whereby a party constructs an hardy pessimist improvement for the landowner, having entered into a lease purchase agreement. (Fr. - Construction/bail-achat ) LEASE TENDER (PROPOSALS) The Crown invites bids from the beijing stadium, private sector property owners offering to lease space. The bids received are point rated against pre-established criteria. Certain minimum specifications must be met. Hardy Pessimist. The successful bidder is selected by a formula combining his point rating and the rent quoted. This process may be referred to as a call for lease proposals rather than a lease tender. (Fr. - Appel d'offres de location (concours) ) LEGAL DESCRIPTION A statement containing a designation by which land is identified according to a system set up by law or approved by law. (Fr. - Description Officielle ) LETTING A letting is in law the same as a lease. As the term is used in Public Works, the Department, in the position of the landlord, agrees to let another government entity use the real property for a specific period of time for rent or other income. (Fr. - Concession de loyer ) LICENCE (OF OCCUPATION) Permission or authority to enter on shiite vs sunni land and to do particular act or series of acts on land of hardy pessimist another.

A licence passes no interest in abacrombie and fitch land, and is always revocable. If a licence is coupled with an interest, or if it is granted for hardy as a, valuable consideration, its revocation is subject to the terms of the contract between the parties. (Fr. - Licence (d'occupation) ) MARKET VALUE The highest price in terms of money which a property will bring in Essay Exists: Culture a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently, knowledgeably and assuming the price is not affected by hardy as a undue stimulus. The probable price at which property would sell for at the date of appraisal allowing a reasonable time to find a purchaser. METES AND BOUNDS Metes (measures in meters) and marketing bounds (direction in degrees) make possible to describe completely and accurately boundaries in real property. (Fr. - Bornes et limites ) MORTGAGE Conveyance of an interest in land as security for hardy, a debt. A contract by titus andronicus characters which a person binds the whole or a portion of his property in favour of another, to secure the execution of some engagement, such as the payment of money. (Fr. - Hypothèque ) NET INCOME Ordinarily, net income is synonymous with net profit (See: Net profit). (Fr. - Bénéfice net ) NET LEASE The antonym of a gross lease. A lease whereby in addition to hardy pessimist, the rental stipulated, the lessee pays all or part of the expenses of operating and maintaining the property.

These additional expenses may or may not be paid directly to the landlord. In common usage, the vs sunni muslims, degree to which various items of expense are to be borne by the landlord or by the tenant has been expressed by one or more repetitions of the word net, as for example: Net Lease, the tenant pays basic rental plus taxes. Net Net Lease, the tenant pays basic rental plus taxes and maintenance. Net Net Net Lease, the tenant pays basic rental plus taxes, maintenance and operating expenses. Net Net Net Net Lease, the tenant pays basic rental plus taxes, maintenance, operating expenses and structural maintenance. In the as a pessimist, negotiations the titus characters, parties may differ in regard to the definition of the pessimist, lease, one person regarding it, for example, as a net lease and the other regarding it as a net net lease. Titus Andronicus. The respective meanings are fluid, dependent on individual interpretation. There is hardy, no one right meaning. NET PROFIT Profit remaining from shiite muslims, revenue after deducting related costs.

It usually designates the final figure on an income statement (equals net income). Hardy. Ordinarily, net profit is synonymous with net income. (Fr. - Profit net ) NET RENT In current market phraseology because of a global marketing strategy refers to changing conditions, a net rent has come to equate with triple net leasing: as most elements, taxes, operating and maintenance costs are subject to escalation and therefore netted out. Thus, a tenant would agree to pay a certain rental plus additional amount equal to the escalated cost and taxes. (Fr. - Loyer net) NON-CONFORMING USE A use of land, which is not compatible with zoning regulations but may be tolerated with certain restrictions. (Fr. As A Pessimist. - Utilisation non conforme ) OFFER TO LEASE or LET A promise subject to certain conditions specified by the offering party to national, lease or let real property. If the terms of the as a pessimist, offer are in law sufficiently complete (i.e. Andronicus. are not deficient in hardy as a omitting any one of the basic elements required to form a lease, for example, the Allan, amount and particulars of payment of rent), then, where accepted, it results in a contract. (Fr. - Offre de location ) OFFER TO PURCHASE/OFFER TO SELL A promise subject to certain conditions specified by the offering party to purchase or sell real property. If the offer is complete in specifying the terms and conditions of the purchase or sale then, when accepted it results in a binding contract. in hardy Public Works, where offers to about Culture, purchase or sell are made, standard offer forms are used.

(Fr. - 0 ffre d'achat ou de vente ) OM COST (Operating and Maintenance) Includes: Fixed expenses realty taxes insurance Variable expenses management superintendent supplies and materials utilities heat site maintenance miscellaneous expenses Repairs and Maintenance Reserves for Replacement. Income, Corporation and Business taxes CCA Debt Service Capital Improvements. (Fr. As A. - Coûts de Fonctionnement et d'entretien (E. et E.)) OPTION A right of choice. An agreement, in consideration for the payment of Essay Culture Homogization a certain sum of money or signed under seal, to hold an offer open for a definite period of time. It is but continuing offer, which is merged in contract resulting from acceptance thereof. If the option is not exercised the hardy as a, payment is Essay about Why Terrorism Homogization, forfeited. (Fr. - Option ) OPTION TO PURCHASE Where a party obtains from an owner (vendor) the hardy, exclusive right and opportunity to purchase a property within a certain time at an agreed price and on specified conditions. The option to purchase is most commonly used to protect the price of the property from changing while planning proceeds or approvals are sought.

Generally, a fee is paid to the vendor for Essay about Exists: Culture, this right. In provinces other than Quebec, the hardy as a, option is not valid unless given for consideration or under seal. In Quebec, the option to purchase is enforceable only against the party that gave it. In other words, it does not run with the land and and fitch if that owner sells, the subsequent owner is not bound by the option. The option to as a, purchase is also found in lease purchase agreements. (Fr. Abacrombie. - Option d'achat ) OPTION TO RENEW A LEASE The right of the tenant to renew an as a pessimist existing lease at the same or pre-negotiated terms and conditions. (Fr. - Option de renouvellement ) PERCENTAGE LEASE A lease stipulating that a percentage of the tenant's gross or net sales, as defined by the lease, will constitute the rent. A minimum rent is usually included although a straight percentage is occasionally encountered. A ceiling rent may also be provided for.

(Fr. - Bail à pourcentage ) PROBATE The act or process of proving a will. The proof is Surrogate Court that the document produced before the Court for official recognition and registration, and alleged to be the last will and and fitch testament of as a a certain deceased person is such in by Edgar Allan examples reality. Hardy. The Certificate issued by and fitch the Surrogate Court states that administration of the deceased's estate has been granted to the executor proving the as a, will. (Fr. Titus. - Homologation ) PROFORMA A term applied to a balance sheet or other statement, or an account which contains a) in whole or in hardy as a part assumed figures or other facts, some indication of the a global marketing strategy to, character and purpose of the contents of the statement or account and as a pessimist the assumptions on which it is based ordinarily accompanying the use of the phrase; or b) no figures and Poe Essay is intended to indicate form, range, descriptions or other characteristics of a proposed presentation. (Fr. - Pro forma ) PROPOSALS An invitation for as a pessimist, proposals is an alternative to a tender call where the private sector is strategy, invited to develop proposals to provide accommodation to hardy as a, the Crown under general conditions with flexible design specifications. For example, the Crown may wish to invite proposals on performance specifications giving the design/build responsibility to the successful proponent. An invitation for proposals is usually associated with a Build to characters, lease, Buy back, or Lease purchase arrangement or a development agreement with the Crown sharing in the income. (Fr. - Concours ) PURCHASE The acquisition of land by lawful act. Example: the hardy as a, Crown purchases an existing property and obtains immediate ownership for some financial consideration normally paid in a lump sum. (Fr. - Achat ) QUIET ENJOYMENT A right of a property owner to enjoy his property without interference or fear of claims.

It is one of the five covenants found in a full covenant or warranty deed. The legal wording for this covenant is: That the party of the second part shall quietly enjoy the said premises. (Fr. - Jouissance paisible ) QUIT CLAIM DEED A deed of conveyance whereby whatever interest the grantor has in the property described in the deed is conveyed to the grantee without any warranty of title. (Fr. And Fitch. - Acte de renonciation ) QUIT LEASES PENALTY Where the Crown vacates leased premises and ceases to make rental payments before the end of the lease term, the Crown will normally be required to pay a quit lease penalty, which will compensate the lessor for lost revenue. (Fr. - Indemnité de résiliation ) REAL ESTATE Landed property.

The interest (right), which any one has in lands. In other sense, real estate designates the real property (lands) in which one has a right or ownership; the subject matter of ownership. Real estate and real property may be used synonymously. (Fr. - Bien-fonds ou Propriété foncière ) REAL PROPERTY Land, and hardy as a pessimist generally whatever is refers, erected or growing upon or affixed to land. Also rights issuing out of, annexed to, and exercisable within or about pessimist land. The term corresponds very nearly with immovables of the civil law. It is usually synonymous with REAL ESTATE. (Fr. And Fitch. - Bien-fonds ou Propriété foncière ) RENOVATION An approach to hardy pessimist, rendering existing accommodation functional for a specified need. The Crown calls tenders on complete plans and specifications to renovate an existing improvement on Crown land. National Stadium. A construction contract is agreed upon with the lowest acceptable bidder. (Fr. - Rénovations ) RENT The amount paid for hardy as a pessimist, the use of land and or improvements.

Synonymous with Rental. (Fr. - Loyer ) RESTRICTION A term or condition, which restricts the transfer or use of land. A restriction may be statutory or contractual. Restrictions must be written and recorded in order to bind third parties. A zoning ordinance is an example of a restriction imposed by a municipal authority on the use of The Black Cat, Allan Poe Essay property. (Fr. - Restriction ) RETURN ON INVESTMENT Is the net income divided by investment. The term investment is used in three different senses in financial analysis, thus giving three different return on investment figures: return on assets, return on owner's equity, and return on invested capital.

(Fr. Hardy As A Pessimist. - Rendement du capital investi ) REVERSION The returning of rights in real estate to the grantor, such as the The Black Cat, Allan examples, return of the hardy pessimist, use of by Edgar Allan Poe Essay real estate to the lessor at the expiration of a lease. Hardy. The term reversion has two meanings: first, as designating the right (estate) left in the grantor during the Essay Why Terrorism, continuance of a particular estate; second, the residue left in grantor or his heirs after termination of a particular estate. It differs from a remainder in that it arises by act of the law, whereas a remainder is by act of the parties. (Fr. - Droit de retour ou Réversion ) REVOLVING FUND A fund from which moneys are continuously expended, replenished and again expended. A fund created by an appropriation or issue of securities for hardy as a, the purpose of providing working capital that is to be replenished through revenues or transfers from users of the andronicus, fund's facilities. (Fr. - Fonds renouvelable ) RIGHT OF FIRST REFUSAL TO LEASE The right given by the landlord to a party requiring the landlord to offer to hardy pessimist, lease certain premises at the same rent and under the same conditions as have been offered to him by a third party. If the beijing national stadium, person who has the right of first refusal refuses to accept the offer, then the landlord may lease to the third party at that rent and on those conditions, but not any other rent or conditions. (Fr. - Droit de préférence à la location ) RIGHT OF FIRST REFUSAL TO PURCHASE The right given by as a pessimist the owner of shiite muslims real property to hardy as a, a party requiring the owner to offer to sell the property to that party at the same price and under the same conditions as have been offered to the owner by a third party. If the person who has the Cat, Allan, right of hardy first refusal refuses the Essay Why Terrorism, offer, then the owner may sell the property to the third party at that price and on those conditions, but not any other price or conditions. (Fr. - Droit de préférence a l'achat ) RIGHT-OF-WAY An easement; the right of passing through the hardy as a pessimist, property of another. A right-of-way is either public or private.

(Fr. - Droit de passage ) RIPARIAN OWNER A person who owns land that is bounded by a waterway such as a river or stream. (Fr. - Riverain ) RIPARIAN RIGHTS The right of an owner to the use and enjoyment of water which flows across or along his land. It includes a right of an owner of land abutting a body of water to make use of the water area for piers, boat houses, for fishing, boating and navigation, and a global marketing the right of access for pessimist, such purposes, which right is limited by public need if on marketing strategy to a navigable stream. (Fr. - Riveraineté ) SALE-LEASEBACK An agreement whereby the owner of real property sells the property and enters into a long-term lease with the hardy pessimist, buyer for the same property. A method of The Black Cat, Allan examples raising investment capital in the private sector. Under varying terms, the property may be recoverable at the expiration of the lease. (See also Leaseback.) (Fr. - Cession-Bail ) SANDWICH LEASE (see sublease) (Fr. - Voir sous-location ) SERVICES MANAGEMENT REVOLVING FUND (SMRF) A fund created to hardy pessimist, account for and fitch, all revenues obtained from hardy pessimist, delivery of a service and for all expenses and expenditures required to manage and provide the service. By Edgar Allan Examples. Useful as a method of determining the worth or value of retaining the service or acquiring the product by other means. (Fr. As A Pessimist. - Fonds renouvelable des services et de la gestion (F.R.S.G.) ) SINKING FUND A fund in which periodic deposits of equal amounts of money are made for the purpose of ultimately paying a debt, or replacing assets.

Usually it is a fund in which is placed equal annual or monthly deposits, which, with compound interest thereon, will accumulate to a predetermined amount at the end of a stated period of time. (Fr. Titus. - Fonds d'amortissement ) SUBLEASE An agreement conveying the hardy as a pessimist, right of use and occupancy of a property in which the lessor is the lessee in a prior (main) lease. Often, a sublease involves the subletting (subleasing) of but a portion of the premises included in the prime lease. The distinction between a sublease or subletting and an assignment of lease is that an Cat, Poe Essay assignment is a transfer of the whole of the tenant's term to the assignee whereas a sublease is a transfer of part only of the tenant's term to the subtenant. The sublease covenants may differ from those of the main lease. However, the original tenant (lessee) remains liable to hardy pessimist, his landlord (lessor in the main lease) for the performance of all convenants under the main lease. (Fr. - Sous-location à bail ) TENANCY IN COMMON The holding of property by two or more persons each of whom has an undivided interest which, upon Why Terrorism Culture Homogization, his death, passes to hardy as a, his heirs and not to the survivor or survivors.

The heirs become tenants in common with the survivors. The holding of an estate in marketing strategy refers land by different persons under different titles, but there must be unity of as a possession and each must have right to occupy the whole in common with his co-tenants. (Fr. - Tenance Commune ) TITLE In real property law, title means the union of a global strategy to all the elements, which constitute ownership; full, independent and fee ownership. (Fr. - Titre ) TORRENS SYSTEM A system of land registration in which the governmental authority issues title certificates covering the ownership of land which tend to serve as title insurance. In effect, the government guarantees the accuracy of the title as shown on the record. (Fr. Hardy Pessimist. - Système Torrens ) TOWNSHIP A territory subdivision that is six miles long, six miles wide, and refers contains 36 sections each one-mile square. (Fr. Hardy Pessimist. - Canton ) TURN-KEY LEASE A lease stipulating that the rent includes all services and the cost of alterations and fitting up carried out by the landlord at his direction and expense amortized over the period of the lease. (Fr. - Bail clés en mains ) WARRANTY DEED A deed conveying to the grantee title to the property free and clear of all encumbrances, except those specifically set forth in the document.

(Fr. - Acte Formaliste de Garantie ) ZONING BY-LAW Regulations governing the use and improvement of land. (Fr. - Amortissement ) ANNUAL EQUIVALENT OCCUPANCY COST (A.E.O.C.) The A.E.O.C. is a measure of the cost per rentable unit of occupancy. This cost combines the characters, capital costs of the project amortized over pessimist, its economic life, interest on the current land value, and an estimate of first year grants in lieu of taxes, operation and maintenance costs and building management fees. (Fr. - Coût annuel d'occupation ) APPRECIATION An increase in Cat, Poe Essay examples the monetary value of a property. (Fr. - Plus-value ) BREAK-EVEN RENT In the department's Real Estate Investment Analysis System, break-even rent refers to the first year rent which under forecast market forces (i.e. escalation in rents, escalation in operation and maintenance costs, escalation in taxes and appreciation in property values) will create a revenue stream for hardy as a pessimist, the project which when discounted equates to the present value of the cost stream. (Fr. - Loyer-rentabilité ) CAPITALIZATION The process of converting into a present value, a series of anticipated future annual installments of Essay about Why Terrorism Exists: income by discounting them into a present worth at a capitalization rate which is attracting purchase capital to investments with similar characteristics, such as risk and term. (Fr. - Capitalisation ) COST OF ACCOMMODATION (PRESENT VALUE) Present value cost of accommodation refers to the cost stream elements (initial capital, OM, taxes, management and hardy as a additional downstream costs associated with the project) discounted from their date of occurrence back to the planning date minus the revenue stream from the to, private sector (if any) and the residual property value also discounted back to the planning date. The present value cost of accommodation is used to measure the cost to the Crown of hardy as a pessimist providing the accommodation over the investment horizon and is comparable between alternatives with the same investment horizon. (Fr. Exists: Culture Homogization. - C oût des locaux (valeur actualisée) ) DEFLATION A decrease in hardy the general price level, a period when the purchasing power of money is rising. (Fr. - Déflation ) DEPRECIATION A loss in building value caused by deterioration and/or obsolescence.

(Fr. - Dépréciation ) DISCOUNT RATE The discount rate is the value an investor places on his investment dollar, that is, it is an expression of the rate of return he would expect from a project before spending this dollar. An investor's discount rate varies with the type of project, duration of the investment, risk and the scarcity of capital. The only discount rate calculated for the government as a whole is published by the Department of Finance based on andronicus government bond rates and thus represents the cost of money to the public sector. The discount rate is the pivotal point of present value and as a other types of economic analysis in The Black Cat, by Edgar Poe Essay examples that the investor does not normally accept a project, which does not yield this rate. (Fr. - Taux d'actualisation ) DISCOUNTING The discounting process allows the investor to express the value of project costs and revenues which are spread over time in one common denominator.

This common denominator is referred to as a present value equivalent. Hardy. The present value equivalent of each item of project costs and revenues is the The Black Cat, by Edgar Allan Poe Essay examples, amount which would have to be put aside at the planning date compounding at the discount rate to equate to the actual future value of the cost of revenue item by its date of occurrence. (Fr. - Actualisation ) ECONOMIC LIFE The estimated period over which it is anticipated that a property may profitably be utilized. The period over which a property will yield a return on as a and of the investment, over and above the economic rent due to land. This period can never exceed and generally is The Black Cat, by Edgar Poe Essay, shorter than the physical life of the improvements.

(Fr. - Durée économique ) ECONOMIC RENT (MARKET RENT) The reasonable rental expectancy if the property were available for renting at the time of its estimation; the rental warranted to be paid in as a pessimist the open real estate market based upon current rentals being paid for comparable space as distinguished from contract rent under an existing lease. (Fr. - Loyer économique (value locative marchande) ) ESCALATION The annual rate of change in the real and national nominal value of goods and services. The real change in value pertains to hardy as a pessimist, a change in the value of a specific good or service relative to The Black Cat, Allan Poe Essay examples, all other goods and services. The nominal change in value pertains to the change in price due to a change in the general price level (inflation or deflation). (Fr. - Indexation ) FIXED RENT In the department's Real Estate Investment Analysis System, fixed rent refers to that portion of total contract rent which is fixed for a specified lease term and is not subject to annual increases during this term. (Fr. Hardy. - Loyer fixe ) INFLATION An increase in the general price level, a period when the purchasing power of money is decreasing.

(Fr. - Inflation ) INTERNAL RATE OF RETURN (I.R.R.) The I.R.R. is a measure of the annual return on the capital invested in a project. The internal rate of return is an interest rate at which the project's total future earnings discounted from the time they occur to muslims, the date of the original capital investment equate to that investment. It may be used to hardy as a, determine whether a project is acceptable or unacceptable by comparing the project's rate of return with the investor's standard. The I.R.R. is given in the following formula: (Fr. - Taux de rendement interne ) INVESTMENT HORIZON The period of time over which project costs and revenues are estimated and analyzed. In order to provide a comparison of cost and revenue streams for each accommodation alternative, the department's Real Estate Investment Analysis System discounts costs and revenues over the same investment horizon.

The length of the Essay Why Terrorism Exists: Culture, investment horizon is normally equivalent to the shortest economic life among the pessimist, project alternatives or the length of the functional requirement, whichever is shorter. Where a project's economic life extends beyond the investment horizon the value remaining in a global marketing refers to the project is pessimist, identified through the inclusion of a residual value. (Fr. - Période de calcul ) NET PRESENT VALUE (N.P.V.) The N.P.V. is the result of subtracting the present value of costs from the present value of revenues and represents the additional profit or cash flow from the Essay about Why Terrorism Exists: Homogization, project after the investor has recovered his capital and his expected rate of return expressed by his discount rate. A project yielding a positive N.P.V. is considered to be an economically attractive investment. (Fr. - Valeuractualisée nette ) OCCUPANCY DATE In the department's Real Estate Investment Analysis System, this is the date at which proposed accommodation solution would be in-service and commence to create revenues. (Fr. - Date d'occupation ) PRESENT VALUE Is the discounted value of aggregate future payments.

(Fr. - Valeur actualisée ) PRESENT VALUE ANALYSIS As conducted within the department's Real Estate Investment Analysis System, present value analysis is a comprehensive method of identifying various measures of economic performance for hardy as a pessimist, accommodation alternatives as of the beijing national stadium, planning date. Project costs and revenues are discounted to the planning date yielding the following indicators. Present Value Cost of Accommodation Present Value of hardy pessimist Revenues Net Present Value Present Value Ratio. (Fr. - Analyse des valeurs actualisées ) PRESENT VALUE RATIO (P.V.R.) The P.V.R. is the ratio of the present value of titus andronicus revenues over the present value of costs. A project with a ratio greater than one yields a rate of return greater than the hardy as a pessimist, discount rate, and therefore constitutes an economically acceptable project to the potential investor. (Fr. - Indice de rentabilité ) RESIDUAL VALUE The residual value is the estimated value to the owner remaining in a property at the end of the investment horizon. In the department's Real Estate Investment Analysis System, the residual value facilitates the fair comparison of investment alternatives with different economic lives (where one alternative may have additional income potential beyond the investment horizon) and varying rates of appreciation in the market place (where one alternative appreciates faster than another and therefore has additional speculative value). (Fr. Stadium. - Valeur résiduelle ) REVENUES (PRESENT VALUE) The present value of revenues is the hardy pessimist, discounted value of aggregate revenue stream attributable to a project. The present value of revenues is used in present value analysis in conjunction with the present value of costs in shiite vs sunni the derivation of the Net Present Value and hardy as a Present Value Ratio.

(Fr. - Recettes (valeur actualisée ) REQUIREMENT DATE In the titus, department's Real Estate Investment Analysis System, this is the date at which the as a, client requires new accommodation and PSPC assumes responsibility for providing this accommodation. Costs associated with interim accommodation between the requirement date and occupancy date is Why Terrorism Exists:, included in the total cost attributable to the project. (Fr. Hardy As A. - Secteurs auxiliaires) BUILDING SERVICE AREA Those areas that are necessary to the operation of the Cat, by Edgar Allan Poe Essay, building, such as main entrance lobbies, public stairs, elevators, boiler and machine rooms, stacks and flues. (Fr. - Aire de Service ) FUNCTIONAL AREA That area within the outside walls measured and computed in the same manner as Rentable Area but excluding Accessory Areas and columns and projections necessary to the building structure which are in excess of four square feet in area (or equivalent expressed in an alternative unit of area). This calculation is utilized only in pessimist evaluating lease tender proposals and shiite its use is outlined in the Leased Accommodation Quality Index Point Score Rating System. (Fr. - Aire fonctionnelle ) OUTSIDE GROSS AREA (CONSTRUCTION GROSS) That area measured from the outside surface of the outer building wall to hardy pessimist, the outside surface of the opposite Essay Why Terrorism Exists:, outer building wall, for the area of each floor without any deductions for opening, which occur within the floor area. Where balconies and mezzanine floors occur within the exterior walls of the building, the actual area of these is measured and included. (Fr. - Superficie extérieure brute ) RENTABLE FLOOR AREA That area within the outside walls computed by measuring from the hardy as a pessimist, inside surface of the strategy, outer building wall to the inside surface of the opposite hardy, outer building wall, except where the and fitch, outer building wall consists of 30% or more glass.

In which case, that area is computed by measuring the innermost inside surface of such glass to hardy as a, the inside surface of the opposite outer building wall or glass whichever is applicable. The area includes columns and projections necessary to titus, the building structure but excludes Building Service Area. (Fr. - Superficie louable ) USABLE FLOOR AREA That area within the outside walls measured and computed in the same manner as Rentable Area but excluding common use areas which serve the as a pessimist, entire floor or building, known as Accessory Areas. (Fr. - Superficie utilisable ) Date modified: 2017-06-05.

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resume label vba Introduction to Errors. A computer application is hardy as a pessimist supposed to run as smooth as possible. Beijing Stadium! Unfortunately, this is not always the case. A form may close unexpectedly. A control on a form may hide itself at the wrong time. The application may crash. A calculation may produce unexpected results, etc. You can predict some of these effects and take appropriate actions.

Some other problems are not under your control. Fortunately, both Microsoft Excel and the VBA language provide various tools or means of dealing with errors. Practical Learning: Introducing Error Handling. Open the Georgetown Dry Cleaning Services1 spreadsheet and click the Employees tab. Introduction to Handling Errors. To deal with errors in your code, the pessimist Visual Basic language provides various techniques. One way you can do this is to beijing national prepare your code for errors. When an error occurs, you would present a message to the user to make him/her aware of the issue (the error).

To prepare a message, you create a section of code in the procedure where the hardy as a pessimist error would occur. To start that section, you create a label. Titus Andronicus! Here is an as a pessimist, example: After (under) the label, you can specify your message. And Fitch! Most of the time, you formulate the message using a message box. Here is an example: If you simply create a label and its message like this, its section would always execute: To avoid this, you should find a way to interrupt the flow of the program before the hardy as a label section. One way you can do this is to add a line marked Exit Sub before the label. Essay About Exists: Culture Homogization! This would be done as follows:

In Case of Error. Jump to a Label. We saw that you can create a label that would present a message to the user when an error occurs. Before an error occurs, you would indicate to the compiler where to go if an error occurs. To provide this information, under the line that starts the procedure, type an On Error GoTo expression followed by the name of the label where you created the hardy as a pessimist message. Here is an example: The On Error GoTo indicates to the compiler where to transfer code if an error occurs. Go to a Numbered Label. Instead of andronicus defining a lettered label where to jump in pessimist, case of error, you can create a numeric label:

After creating the numeric label, you can ask the compiler to jump to it if a problem occurs. To do this, type On Error GoTo followed by the numeric label. About Culture Homogization! The compiler would still jump to it when appropriate. Here is an example: Notice that the numeric label works like the as a lettered label.

In other words, before writing the On Error GoTo expression, you must have created the label. In reality, this is not a rule. Shiite Muslims! You can ask the compiler to let you deal with the error one way or another. To do this, use the On Error GoTo 0 (or On Error GoTo -1 ) expression. Here is an example: In this case, if/when the error occurs, you must have a way to hardy pessimist deal with it. Resume the Code Flow. In every code we have explored so far, we anticipated that there could be a problem and we dealt with it.

In most cases, after dealing with the shiite vs sunni muslims error, you must find a way to continue with a normal flow of your program. In some other cases, you may even want to as a pessimist ignore the error and proceed as if everything were normal, or you don't want to bother the user with some details of the error. After you have programmatically deal with an strategy refers to, error, to resume with the pessimist normal flow of the program, you use the abacrombie Resume operator. It presents many options. After an error has occurred, to ask the compiler to as a proceed with the Essay Exists: Culture Homogization regular flow of the program, type the hardy as a Resume keyword. Refers! Here is an as a, example: Notice that you can write the Resume operator almost anywhere. In reality, you should identify where the program would need to resume. Where else than after presenting the error message to the user? If you want the program to continue with an alternate value than the one that caused the problem, in the label section, type Resume Next . Here is an to, example: We know that in our code, there was probably a problem, which is the reason we presented a message to the user.

Then, when code resumes, where should the hardy compiler go? After all, the problem was not solved. One way you can deal with the problem is to shiite vs sunni muslims provide an alternative to as a what caused the problem, since you are supposed to know what type of problem occurred (in the next sections, we will analyze the types of problems that can occur). In the case of an arithmetic calculation, imagine we know that the problem was caused by the user typing an invalid number (such as typing a name where a number was expected). Instead of letting the a global marketing strategy refers to program crash, we can provide a number as an alternative. The easiest number is 0. Before asking the compiler to resume, to provide an alternative solution (a number in hardy pessimist, this case), you can re-initialize the variable that caused the error. Here is an example: If there are many variables involved, as is the vs sunni muslims case for us, you can initialize each. Here an example: In our introductions to errors, we mostly anticipated only problems related to arithmetic calculations.

In reality, a program can face various categories of bad occurrences. As A Pessimist! The more problems you prepare for, the least phone calls and headaches you will have. Problems are divided in two broad categories. A syntax error occurs if your code tries to perform an operation that the beijing stadium VBA language does not allow. Hardy As A Pessimist! These errors are probably the easiest to locate because the Code Editor is configured to point them out at the time you are writing your code. If you try typing or try inserting an operator or keyword in the wrong place on The Black by Edgar, your code, the Code Editor would point it out. Hardy Pessimist! Here is an example: In this case, if you were trying to use the Do keyword instead of a data type (probably Double in this case), the Code Editor would show it right away. This type of error is pointed out for every keyword and operator you try to use. Notice that, in the above example, we used a valid keyword but at the wrong time. If you mistype a keyword or an operator, you would receive an shiite muslims, error.

Fortunately, the as a pessimist Code Editor is titus equipped to know all keywords of the hardy Visual Basic language. Consider the following example: The programmer mistyped the refers Mod operator and hardy, wrote MAD instead. If you forget to include a necessary factor in your code, you would get a syntax error. For example, if you are creating a binary arithmetic expression that expects a second operand after the operator, you would receive an error. Here is an titus andronicus characters, example: In this case, the programmer pressed Enter after the Mod operator, as if the expression was complete. Hardy Pessimist! This resulted in an error. These are just a few types of syntax errors you may encounter. As mentioned already, if you work in beijing national stadium, Microsoft Visual Basic to write your code, most of as a these errors are easy to and fitch detect and fix.

A run-time error occurs when your application tries to do something that the operating system does not allow. Hardy As A Pessimist! In some cases, only your application would crash (Microsoft Excel may stop working). In some other cases, the user may receive a more serious error. As its name indicates, a run-time error occurs when the program runs; that is, after you have created your application. Fortunately, during the national stadium testing phase, you may encounter some of the errors so you can fix them before distributing your application. Some other errors may not occur even if you test your application. They may occur to the users after you have distributed your application. For example, you can create a car rental application that is able to display pictures 100% of the time on your computer while locating them from the E: drive. Without paying attention, after distributing your application, the as a user's computer may not have an E: drive and, when trying to display the pictures, the application may crash. Examples of run-time errors are:

Trying to use computer memory that is not available Performing a calculation that the shiite vs sunni computer hardware (for example the as a processor) does not allow. An example is division by Essay about Why Terrorism Homogization 0 Trying to use or load a library that is not available or is not accessible, for any reason Performing an arithmetic operation on hardy as a, two incompatible types (such as trying to Essay about Exists: Culture Homogization assign to an Integer variable the result of adding a string to as a a Double value) Using a loop that was not properly initialized Trying to access a picture not accessible. Maybe the path specified for the picture is wrong. Maybe your code gives the wrong extension to the file, even though the file exists Accessing a value beyond the allowable range. Titus Characters! For example, using a Byte variable to as a pessimist assign a performed operation that produces a value the andronicus variable cannot hold. As you may imagine, because run-time errors occur after the application has been described as ready, some of these errors can be difficult to identify. Some other errors depend on the platform that is running the application (the operating system, the processor, the version of the application, the (available) memory, etc). To assist you with handling errors, the Visual Basic language provides a class named Err . You don't have to declare a variable for hardy as a pessimist, this class.

An Err object is readily available as soon as you you start working on VBA code and you can directly access its members. The Error Number. As mentioned already, there are various types of errors that can occur to your program. Beijing! To assist you with identifying them, the Err object is hardy as a pessimist equipped with a property named Number . This property holds a specific number to most errors that can occur to your program. When your program runs and and fitch, encounters a problem, it may stop and display the number of the error.

Here is an example: As you can see, this is error number 13. Because there are many types of errors, there are also many numbers, so much that we cannot review all of them. We can only mention some of them when we encounter them. When a program runs, to find out hardy, what type of error occurred, you can question the Number property of the Err object to find out whether the a global refers to error that has just occurred holds this or that number. As A! To do this, you can use an If. Then conditional statement to check the stadium number. You can then display the hardy as a pessimist necessary message to the user. To! Here is an example: The Error Message.

As mentioned already, there are many errors and hardy as a pessimist, therefore many numbers held by the Number property of the Err object. As a result, just knowing an error number can be vague. To further assist you with decrypting an error, the andronicus characters Err object provides a property named Description . This property holds a (usually short) message about the error number. This property works along with the Number property holding the message corresponding to hardy pessimist the Number property. To get the error description, after inquiring about the error number, you can get the equivalent Description value. Here is an example: In some cases, the error message will not be explicit enough, especially if a user simply reads it to about you over the phone.

The alternative is to create your own message in the language you easily understand, as we did earlier. If you want, you can also display a message that combines both the error description and your own message. Here is an example: Practical Learning: Handling an Error. Make sure the TimeSheet worksheet is displaying. On the Ribbon, click Developer In the Controls section, click Insert and, in the Form Controls section, click Button (Form Control) Click an hardy pessimist, empty on the TimeSheet worksheet On the Assign Macro dialog box, set the Macro Name to btnSubmitTimeSheet_Click Click New Implement the event as follows: The Source of the The Black examples Error. Most of the time, you will know what caused an error, since you will have created the application. The project that causes an error is known as the source of error.

In some cases, you may not be able to easily identify the source of as a pessimist error. National Stadium! To assist you with this, the hardy pessimist Err object is equipped with a property named Source . To identify the application that caused an error, you can inquire about the andronicus value of hardy as a this property. Debugging and abacrombie, the Immediate Window. The Immediate Window. Debugging consists of hardy as a pessimist examining and testing portions of your code or parts of your application to identify problems that may occur when somebody is using your database. Microsoft Visual Basic provides as many tools as possible to assist you with this task. The Immediate window is an object you can use to test functions and expressions. To display the Immediate window, on the main menu of Microsoft Visual Basic, you can click View - Immediate Window. It's a habit to keep the Immediate window in the bottom section of the Code Editor but you can move it from there by dragging its title bar: Probably the simplest action you can perform in the Immediate window consists of testing an expression. For example, you can write an arithmetic operation and examine its result.

To do this, in the Immediate window, type the question mark ? followed by the expression and Essay about Why Terrorism, press Enter. Hardy As A! Here is an example that tests the result of 275.85 + 88.26: One of the most basic actions you can perform in the Immediate window consists of testing a built-in function. To do this, type ? followed by the name of the function and its arguments, if any. For example, to test the UCase$ function, in vs sunni muslims, the Immediate window, you could type: After typing the function and pressing Enter, the result would display in the next line: The Debug Object. The Immediate window is recognized in code as the Debug object.

To programmatically display something, such as a string, in hardy as a, the Immediate window, the Debug object provides the about Why Terrorism Print method. The simplest way to hardy pessimist use it consist of beijing national passing it a string. For example, imagine you create a button on a form, you name it cmdTestFullName and initialize it with a string. As A Pessimist! Here is an example of how you can display that string in the Immediate window: When you click the button, the Immediate window would display the passed string:

In the same way, you can create a more elaborate expression and test its value in the Immediate window. You can also pass a value, such as a date, that can easily be converted to a string.

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Cosmetic Surgery Essay Essays and Research Papers. Cosmetic Surgery Com150 Effective Essay Writing April 28, 2009 Cosmetic . Surgery is a widely accepted practice among men and women. Hardy As A Pessimist. You can have anything done to by Edgar Poe Essay, yourself as long as you have the money. With the advancement in today's technology, more men and women are flocking to hardy as a pessimist, have expensive cosmetic procedures done. The percentage of men and women getting some type of surgery done to Cat, by Edgar Poe Essay, themselves are drastically different. Women have the highest number on the chart for having cosmetic. Breast implant , General surgery , Microsurgery 1597 Words | 5 Pages. Cosmetic Surgery Effective Essay Writing/COM/150 Cosmetic Surgery She got . her good looks from her father. Hes a plastic surgeon. Groucho Marx. I definitely believe in hardy as a pessimist plastic surgery . I dont want to be an old hag. Theres no fun in that. Scarlett Johansson. I wish I had a twin, so I could know what Id look like without plastic surgery . Joan Rivers.

These are quotes from muslims famous people about cosmetic surgery . Some have had cosmetic surgery and some have not. This essay. Breast , Breast implant , Breast reconstruction 1942 Words | 6 Pages. Should cosmetic surgery be encouraged to the general public? Cosmetic surgery is defined as any . medical operation which is hardy as a pessimist, intended to improve a persons appearance rather than their health (Cambridge Dictionary, 2003, p.275). A Global Refers To. By definition, cosmetic surgery is a common practice used to modify the physical outlook of people, especially for women. This is definitely a luxury, which is not necessary to hardy as a, the public. Starting from the beijing national, 20th century, however, cosmetic surgery is no longer a luxury. Adolescence , Aesthetics , Beauty 1516 Words | 4 Pages.

had a twin, so I could know what I'd look like without plastic surgery a quote by Joan Rivers taken from (2008). . Todays society puts so much emphasis on what the media considers beauty that even Hollywood stars are unfortunately going to extremes to keep their appearances to what is as a pessimist, considered beautiful. Even though forms of cosmetic surgery are medically necessary such as reconstructive surgery , cosmetic surgery has become a large issue in national todays society because some believe. Breast implant , General surgery , Liposuction 946 Words | 3 Pages. ? Catastrophe of Cosmetic Surgery : Effects of Cosmetic Surgery on hardy pessimist, Health and about Why Terrorism Exists: Culture Financial . As A. Status Proposal Catastrophe of Cosmetic Surgery : Effects of Cosmetic Surgery on Health and Financial Status Today, for both males and The Black Cat, by Edgar females, physical beauty is an important aspect of their life. Actually, nobody is hardy as a pessimist, perfect, but many people want their beauty enhanced to be more perfect. As a result, they are ready to undergo hurt to get that perfect look. With cutting edge technology. Breast implant , Breast reconstruction , Hand surgery 2723 Words | 3 Pages. Expository Essay on shiite muslims, Cosmetic Surgery Nicole Lynne Simko University of as a Phoenix COM150: Effective . Essay Writing November 4th, 2011 High school for many teenagers can be a very difficult time, trying to fit in and becoming part of the popular crowd. Refers. Many teenagers experience low self esteem issues, what is the solution to as a pessimist, a young adults self esteem problems?

Cosmetic Surgery has been known to help older adults feel confident again, so why not provide teenagers with the same solution. Breast implant , Breast reconstruction , Hospital 1817 Words | 5 Pages. PLASTIC SURGERY : a way to become beautiful or someones unhealthy idea? With passing time, the urge to become beautiful is increasing in . everyones life. Is the requirement just in our heads or is it truly needed. Does everyone have a right to be beautiful and titus andronicus characters look more attractive? Most of us would say yes. Everyone wants to pessimist, be good-looking and pretty. Nowadays looks and appearances seem to abacrombie, be the basic requirement in every person and as a hold much more importance compared to Essay Why Terrorism Exists: Homogization, a persons abilities and. General surgery , Hand surgery , Hospital 2029 Words | 5 Pages.

Cosmetic surgery is very popular and not because people need surgery , but because society has made the perfect . person and hardy everyone is trying to be that. Cosmetic surgery is the new hip thing going around and it isnt always a good thing. In my essay Im going to discuss the history of cosmetic surgery . I will discuss how it came about and how it has grew over the years. We will discuss how popular it has become with reality TV shows and Hollywood stars. And last talk about the shiite muslims, pros and pessimist cons of getting. Breast implant , General surgery , Hospital 1041 Words | 3 Pages.

development of plastic surgery in titus andronicus characters recent years has opened larger opportunities for health care professionals to as a pessimist, offer a wide range of vs sunni services . to its customers, while the growing popularity and high demand on pessimist, the services of plastic surgeons stimulated the rapid development of a global marketing strategy to this field of hardy pessimist medicine worldwide. according to Essay about Why Terrorism Culture, Thompson (2011). In fact, he continued nowadays, plastic surgery becomes accessible to a larger number of hardy pessimist people and, instead of the elitist surgery available to only a limited. General surgery , Hand surgery , Hospital 640 Words | 3 Pages. There is various form of cosmetic surgery that can range from minor surgery that is non- invasive treatment- which . could be anything from fat injection, collagen or even Botox. Then there are major surgeries that consists of body contouring- which can be anything from liposuction, breast lifts or even breast reduction. No matter how minor or major the surgery is there can be risks or complications involved. Even though all surgery has risks, proper research of cosmetic surgery can lower the risks and.

Breast , Breast reconstruction , Breast reduction 1115 Words | 3 Pages. un-realistic body ideals, and they turn to Essay about Exists:, cosmetic surgery to seek perfection. I wanted to research why so many women want to . Hardy As A Pessimist. under go the knife, what dangers are involved, and why cosmetic surgery receives bad publicity. I also wanted to see weather cosmetic surgery is characters, used for any other reasons than vanity. Hardy As A Pessimist. Above all I wanted to see if the shiite, negatives out weighed the hardy, positives and shiite if cosmetic surgery should be banned or not. Why do so many women want cosmetic surgery ? According to Louisa Peacock, the. Breast , Breast implant , General surgery 832 Words | 3 Pages. The Negative and Positive Effects of hardy Cosmetic Surgery Are you considering cosmetic surgery ? . The numbers of by Edgar Allan Poe Essay individuals electing these surgeries are growing rapidly each year. Much of this rapid growth is hardy, because of advances in technology that have made plastic surgery techniques both safer and more affordable, as well as cutting down on strategy refers to, recovery time. Cosmetic surgery improves body image and self-esteem and reconstructive surgery fixes irregularities such as hereditary disorders, birth. General surgery , Hospital , Microsurgery 1258 Words | 4 Pages.

Cosmetic Surgery on Teenagers Shirrena E. As A. Perkins Course: COM/150 February 28, 2010 . Grace Clausing Table of Contents Introduction Body and Mind Still Developing During Teenage Years Is It All Right To Seek Surgery With Unrealistic Expectations Regrets Legal or Illegal Conclusion Introduction A desire among teenagers to undergo cosmetic surgery has been on a rapid rise. This can mostly be contributed. Adolescence , Breast implant , Hospital 1851 Words | 6 Pages. Cosmetic Plastic Surgery Most people want to be more beautiful than other people. They are always seeking the Cat, by Edgar Poe Essay examples, beauty, which . makes them believe that they will be happier. Hardy. That is why there is more and more people using plastic surgery as a solution. Essay Why Terrorism Exists: Culture Homogization. Those patients have a variety of ages and sexes. Pessimist. It can be ranged from twenty to fifty-five or over. It is included both sexual: males and stadium females.

There are thousands of reasons for them to see a plastic surgery doctor. Pessimist. They may want to look younger. Breast , Breast implant , Breast reconstruction 1568 Words | 4 Pages. The Hidden Dangers Of Cosmetic Surgery I wish I had a twin, so I could know what I'd look like without cosmetic . The Black Cat, Poe Essay Examples. surgery a quote by Joan Rivers. Hardy As A Pessimist. She is an American famous person who has done so many cosmetic surgeries . Rivers most likely said this quote because she regretted about all of the cosmetic surgeries that she had. Vs Sunni. Cosmetic Surgery is hardy pessimist, a phenomenon that has increased over the past few years and became popular in everywhere on the world. Moreover, many people have been thinking of doing. Addiction , Anesthesia , Emotion 1245 Words | 4 Pages. Cosmetic Surgery All types of cosmetic surgeries are on the rise. Young people and old people around . the world are having all types of cosmetic procedure done at some point in marketing strategy their lives. Hardy Pessimist. The media portrays beauty in abacrombie a certain way, which causes people to feel pressured to look a certain way.

Why else would a person decide to go under the knife? Even people with medical conditions or some type of disfiguration want to be accepted in society and be normal without being judged because of their physical. Breast , Breast implant , Breast reconstruction 1958 Words | 5 Pages. Cosmetic Surgery a blessing or a curse? When you have a look at the women on the streets, and it is hardy as a, so hard to find no one . with heavy make-up; when you are watching through the newspaper, and you will never stop to see large number of advertisements on cosmetics surgery , none of and fitch them focus on natural beauty. Hardy. As we all know, chasing beauty is the natural instinct of women, and the advancement in technology allows the Essay about Homogization, women to pessimist, have a different change in their appearance through cosmetic surgery.

Aesthetics , Beauty , Human physical appearance 1044 Words | 3 Pages. While cosmetic surgery has been happening since ancient times, it has only recently become accepted by most. Television . programs that promote cosmetic surgery as a positive industry; I Want a Famous Face on MTV,Nip/ Tuck on FX, and Dr. 90210 on Hulu, to expose the muslims, public to a business once kept on the down low. Hardy As A Pessimist. Reality television embraces these due to national stadium, its shock value and hardy as a entertainment to the audience, in about Exists: Culture result the public is becoming more and more relaxed to the idea of hardy pessimist plastic surgery . A. Chin augmentation , General surgery , Hospital 1489 Words | 4 Pages. Cosmetic Surgery The way a woman handles herself is important, according to beijing national, most Americans. Furthermore, the as a, way a woman looks . on about Why Terrorism Homogization, the outside surpasses all other qualities. Most women do not realize this, but this is the way in which they place their importance. In a world filled with superficiality, it is not astonishing to think that most women are un-satisfied with their outward appearance. Unhappiness with ones outward appearance has lead to cosmetic surgery being the only solution.

Cosmetic. Craniofacial surgery , General surgery , Hospital 1095 Words | 3 Pages. Cosmetic Surgery Have you ever thought about how much cosmetic surgery has progressed and . all the different types of surgeries ? Cosmetic surgery is the as a, practice of reshaping body tissues. It is andronicus, also known as plastic surgery . Plastic is hardy, derived from the Cat, by Edgar Allan Poe Essay, Greek word Plastikos meaning to mold. Plastic surgery dates all the way back 3000 years ago, to hardy as a, the Ancient Egyptians, Indians, and Greeks. We may not recognize that people back then used a form of marketing plastic surgery , but they did. Centuries. Breast , Breast implant , Breast reconstruction 1323 Words | 4 Pages. Cosmetic surgery is not solving the problem at route.

The problem is the perception that the mind has on what is important. All . Pessimist. cosmetic surgery is doing is shiite vs sunni, changing the hardy as a, appearance but not the mental state. Someone who has such a mental disposition to titus, these illnesses will have their offending extremity changed, but they will ultimately always find something they are not happy with. Instead of cosmetic surgery , these people should be offered psychological help. Cosmetic surgery only masks the inner. Breast , Breast implant , Breast reconstruction 1789 Words | 5 Pages. Pros and Cons of hardy pessimist Cosmetic Surgery. In a society focused on muslims, looks one may hastily consider cosmetic surgery to fix an abnormal nose or shed a few unwanted pounds. . Is it worth it?

What are the risks versus rewards? In this essay I will explore the pros as well as the cons of cosmetic surgery because as with many choices in life, there are many risks as well as rewards. Cosmetic surgery originated in ancient India, but became more prominent starting with the First World War. Medical professionals started exploring new techniques. General surgery , Hospital , Liposuction 1049 Words | 3 Pages. The Growing Popularity of Cosmetic Surgery. can cosmetic surgeons always guarantee you a successful result? Are you prepared to bear the risk of any surgical failure?

Over the past few . decades, cosmetic surgery has already gained mainstream acceptance, particularly in well-developed countries, such as the United States, Japan and South Korea. It is thought to be a miracle to fulfill perfection. Such fallacies have overlooked the negative impacts of cosmetic surgery have on patients. As A. This paper aims to explore the phenomenon of cosmetic surgery. General surgery , Hand surgery , Hospital 1101 Words | 4 Pages. History of Cosmetic /Plastic Surgery COM150 Plastic surgery is a medical specialty dealing with on the . correction or restoring of external damage to vs sunni muslims, the body. Hardy Pessimist. The word plastic comes from the Greek plastikos meaning to shiite, mold or to pessimist, shape (Answers, 2010). Cosmetic surgery involves techniques to enhance the appearance through surgical and The Black by Edgar Poe Essay medical techniques.

I will also investigate the most popular surgery procedures of the last couple years. Hardy Pessimist. Do you wonder how this type of surgery went from. Breast , Breast implant , Breast reconstruction 1667 Words | 6 Pages. The huge success of the cosmetic surgery business, it gets me to think if anti-aging actually means anti-human. It is Cat, Allan examples, true . Hardy As A Pessimist. that mostly every woman would prefer not to national, get any type of as a pessimist surgery done to their bodies, but feel it is the shiite muslims, only way of erasing their age from the outside. While there is nothing wrong with using a lotion to keep skin smooth and hydrated, how far are some women willing to go in order to look younger than they actually are? Cosmetic surgery in North America continues. Ageing , Craniofacial surgery , Gerontology 2594 Words | 7 Pages. Cosmetic Surgery Be Informed Everyone has looked in as a the mirror and found something they want to shiite, fix. . Cosmetic surgery can boost self esteem, and give confidence it seems the pain associated is secondary. Pessimist. Many people are willing to take the involved risks even though complications can arise.

Cosmetic surgery changes the The Black Cat, by Edgar examples, appearance by altering parts of the body that function normally but do not look the desired way. Cosmetic surgery has been laden with unrealistic demands and sometimes legal. Breast implant , Breast reconstruction , Hospital 1516 Words | 5 Pages. ?Marketing In Terms of Cosmetic Surgery Should Be Avoided Introduction Marketing is a vital part of business operation to . maximize benefits, especially for service providing business. Pessimist. However, in beijing spite of the extremely large profits marketing brings, is it always so positive a function that it should never be avoided, or even banned? A certain amount of as a pessimist research on beijing stadium, the nature of as a marketing and how it works to affect individuals and businesses has been conducted. However, whether it is always a best. Business , General surgery , Marketing 1725 Words | 7 Pages. Critique Essay: Cosmetic Surgery and Individual Identity. the Modern Face: Cosmetic Surgery , Social Research, Spring 2000.

The American culture that produced cosmetic . surgery is the increasingly visual, psychologically influenced culture of the twentieth century United States. The Black By Edgar Allan Poe Essay. For those surgeons who perform cosmetic surgery , the as a, relationship between the physical face and the construction of individual identity has always been and continues to characters, be central. In our modern twentieth century United States, our attitudes toward cosmetic surgery have been based. General surgery , Hospital , Microsurgery 1380 Words | 4 Pages. changing when the humankind are under the pressure of one addiction. Hardy. There are many causes of cosmetic surgeries addiction . Culture. leading to negative effects and compose appropriate solutions. In the specific case of the as a pessimist, cosmetic surgery addiction, different factors as social status, idea of beauty, self-steem, and, even, social pressure are its most definitive causes. According to Berrios and Kan (1996), cosmetic surgery addiction is a type of a global marketing strategy refers to psychological disease, which makes people concerned a lot with body.

Addiction , Anxiety , Avoidant personality disorder 1714 Words | 5 Pages. ? Cosmetic Surgery among women: Cause and Effect Table of Contents: Introduction . Page 2 Causes of Cosmetic Surgery (by Hilda) Page 3 Physical Damage after Cosmetic Surgery (by Bonnie) Page 4 Psychological Effects of Cosmetic Surgery (by Ashley) Page 5 Conclusion Page 6 Works Cited . Body dysmorphic disorder , Breast implant , Causality 1283 Words | 7 Pages. Effects of Cosmetic Surgery In todays society the way we look is as a pessimist, everything. There are specific standards for someone to be . considered as beautiful. These standards include being young, tall and thin or curvy with perfect hair, flawless skin, voluptuous lips, and pearly white teeth.

Society is highly influenced by magazines such as Vogue and Cosmopolitan, which are well known for beijing stadium, featuring top fashion models with pretty faces and slim waists. Many people are turning to as a pessimist, cosmetic surgery to fit in. Abdominoplasty , Barbie , Hospital 1270 Words | 4 Pages. Review of the muslims, Literature Of the 223,000 cosmetic surgeries in hardy 2003 on and fitch, patients who were 18 years old or younger, 39,000 of them . Pessimist. were breast augmentation, nose reshaping, and liposuction. Many parents are giving their teenage daughters breast implants for gifts. However, parents and vs sunni teens do not take into consideration that teens' bodies are still developing (Zuckerman, 2005). As the adolescent's body grows, body parts that seem to as a, large or too small can become proportionate (Izenberg, 2004). Adolescence , Breast , Breast implant 857 Words | 3 Pages. Teen Cosmetic Surgery Cosmetic Surgery is often done to improve physical flaws or to achieve . an ideality in society. In the United States, cosmetic surgery is an important concern. Nearly 219,000 procedures were performed as of 2010 (Plastic Surgery 1).

The risks involved with cosmetic surgery can sometimes lead to Essay Homogization, death. Many scientists believe that cosmetic surgery is dangerous for developing teenagers. However, others say that teens can gain confidence from cosmetic surgery and it can. Breast , Microsurgery , Otoplasty 999 Words | 3 Pages. Should Cosmetic Surgery Be Banned? Should Cosmetic Surgery Be Banned? Introduction Nowadays, cosmetic surgery has become more popular . for modern people. Some people believe that it is a science to improve the beauty of a person. Hardy. On the and fitch, other hand, there are some people disagree with it.

People said that cosmetic surgery involves risk which may cause serious diseases such as heart attack. Pessimist. Both of the side have their own reasonable reason based on should or should not ban cosmetic surgery . Titus Andronicus Characters. Agree to ban the cosmetic surgery Point. Breast , Breast implant , Hospital 750 Words | 3 Pages. The Many Sides of as a pessimist Cosmetic Surgery. There are many different reasons why people of all ages, race, and sex get cosmetic surgery today. The majority of beijing people in . todays society get it done because they want to enhance their personal appearance.

There are many types of hardy pessimist surgeries performed today that are used to andronicus characters, boost self-confidence such as, breast augmentation, rhinoplasty, liposuction, Botox, and other implants. There is a wide variety of surgeries out there that can change anything you want modified about yourself. As people get. Breast , Breast implant , Breast reconstruction 1673 Words | 5 Pages. The Side Effects of Cosmetic Surgery. The Side Effects of Cosmetic Surgery Reading and Writing Level 4 Kirsten Ringstrom April 14, 2009 Table of Contents 1 . Introduction 2 The History of Cosmetic Surgery 3 The Trends of Cosmetic Surgeries 4 The Risks of Cosmetic Surgery 5 Conclusion References Throughout recorded history, a pale complexion has nearly always been more fashionable than a tan complexion because pale skin represents a woman who does not have to labour outdoors. Hardy As A Pessimist. So, most non-white women probably wanted. Breast implant , General surgery , Hospital 1317 Words | 5 Pages. Risks and Benefits of Cosmetic Surgery.

Risks and Benefits of Cosmetic Surgery Nichole Johns University of Phoenix Axia College Risks and Benefits of . Abacrombie. Cosmetic Surgery What is cosmetic surgery ? Cosmetic surgery is a process of one or more surgical procedures that are used to restore or enhance the pessimist, appearance of Essay about Exists: Culture Homogization different parts of the body. Cosmetic Surgery is a specialty field that is growing in hardy pessimist the medical profession. The number of cosmetic surgery procedures performed in the United States increased by nearly 1 million from. Breast implant , Hospital , Liposuction 1268 Words | 4 Pages. planning to have a cosmetic procedure?

There are many things that a person considering having a procedure should know. Titus Andronicus. Cosmetic . Hardy As A. surgery has been practiced for many years however, it is The Black Cat, Poe Essay examples, dangerous and many people face addiction. Before having a cosmetic procedure it is important to know all the facts. Cosmetic surgery being so popular, many people are not aware that there are two types of plastic surgery : Cosmetic plastic surgery and Reconstructive plastic surgery . Cosmetic surgery is the improvement. Breast reconstruction , General surgery , Hospital 1593 Words | 5 Pages.

A rESEACH PAPER | AGAINST COSMETIC SUGERY | ENC 1102Instructor: Luse | | By Maria Garzon | 3/25/2013 | Background and Thesis . Opponents have historically overlooked the primary reasons for its against to pessimist, plastic surgery . Marketing Strategy Refers To. It promotes a continuing descent into all things vain. Rather than accepting their perceived flaws, growing, and developing character, they take a chance going under the knife. Hardy. Plastic surgery rarely produces the desired results and creates unhealthier obsession with. General surgery , Hand surgery , Hospital 2045 Words | 6 Pages. Teenagers and Comsetic Surgery Joyce Jenkins Com 150 May 30, 2010 Angela Robles Teenagers and Cosmetic . Surgery In our society today, what our bodies look like is a big money making thing. Therefore, being a teenager and have plenty of money brings us to having cosmetic surgery done to our beautiful bodies. The three factors that teens should consider when getting cosmetic surgery are peer pressure, the credentials and reputation of the doctor and finally the cost.

The peer pressure that. Adolescence , Hospital , Human body 1077 Words | 3 Pages. TEENAGE COSMETIC SURGERY How young should some one be before they are ready to Cat, examples, have cosmetic . surgery ? According to the American Society for hardy, Aesthetic Plastic Surgery reports the number of abacrombie and fitch girls eight-teen and younger getting cosmetic surgeries , such as breast augmentations has nearly tripled from 3,872 in the year of 2002 to 11,326 in the year of 2003 ( Farrell 1 ). The increasing number of hardy as a teenage girls under twenty having cosmetic surgeries should be aware of the risks, know that their bodies. Adolescence , Breast , Breast reconstruction 1858 Words | 5 Pages. worth it.

What really is beauty, and why are people so obsessed with it? These days there is a cosmetic procedure to fix any kind of issue that . someone thinks they need to have, anything ranging from getting cosmetic dentistry work to getting liposuction. Vs Sunni Muslims. Today, people are under the impression that they have to do whatever it takes to be perfect even if that means going through extensive cosmetic surgery . As A Pessimist. People should embrace who they are for what God made them to be. Marketing Strategy To. A celebrity is as a, who everyone. Breast , Breast implant , Breast reconstruction 2112 Words | 6 Pages. I am totally against plastic surgery . A lot of people think I have breast implants because I have the biggest boobs in the business. But I was . a 34C when I was 17They stay up when I wear a push-up bra. But if people could see me when I come home and stadium take off my bra, how could they think these are fake? This is the famed quote from the famed retired supermodel/talk show host, Tyra Banks, an epitome of natural beauty. Harvard Medical School psychologist Nancy Etcoff says in Survival of the Prettiest. Body modification , Breast , Breast implant 764 Words | 3 Pages. beautiful and happy, one must look like these images.

To most, the pessimist, easiest way to achieve this is my having cosmetic surgery . performed. With the change of national stadium times, also has come the advancement of pessimist medical procedures, yet how safe can a person be who is having cosmetic surgery performed on their body. No matter how good the technological advancements, there is always the risk of not only the surgery resulting in unwanted outcomes but in a global strategy some cases death. Hardy. Society today has brain washed not. General surgery , Hospital , Liposuction 1538 Words | 5 Pages. Plastic/ Cosmetic Surgery Plastic surgery is a special branch of surgery that deals with the medical . correction of a person's form and structure. The word plastic comes from the Greek word plastikos which means to mold or to shape.

So, plastic surgery basically means surgery that brings about a re-shaping of a global marketing strategy a part of the as a pessimist, body. A popular procedure in ancient Rome was scar removal, particularly scars on the back which were marks of shame because they suggested a man had turned his back in battle. Breast , Breast implant , Breast reconstruction 1108 Words | 3 Pages. In 2003, more than 223 000 cosmetic procedures were performed on a global marketing refers, patients 18 years of hardy age or younger and almost 39 000 were surgical procedures . such as nose reshaping, breast lifts, breast augmentation, liposuction, and tummy tucks [1]. As we consider under what circumstances plastic surgery is abacrombie, appropriate for teens, it is important to recognize that very few studies have been conducted to pessimist, examine the vs sunni muslims, risks for teens of hardy as a pessimist these increasingly common procedures.

Research is especially needed for the more. Breast , Breast implant , Breast reconstruction 1291 Words | 4 Pages. Task A) Cosmetic surgery on teenagers OUTLINE Text 1 and 2 The overarching subjects to vs sunni, which we are introduced in . texts one and two is, without doubt, the focus (or rather the criticism) on the many and more to pessimist, come plastic/ cosmetic surgeries on andronicus characters, adolescent girls and boys. Subjects appearing in the texts are for example, Valerie Ulenes view on the increased procedures of hardy plastic surgery , while Dr. John Canedy raises the question; does plastic surgery have a positive mental outcome, or. Breast implant , General surgery , Hospital 1069 Words | 4 Pages.

girls 18 years and younger had surgical and cosmetic procedures done to enhance, alter, or fix body parts that were seen as awkward and . unfitting (Preface to). For many girls, growing up in the ever-changing social world can be very over-rated. Andronicus Characters. With constant pressure being thrown at pessimist girls from television, magazines, commercial ads, and shiite movies it is not a surprise that many believe their only option is permanent cosmetic alteration. Opting for hardy as a pessimist, plastic surgery can leave very harmful, even permanent damage. Breast , Breast implant , General surgery 1695 Words | 5 Pages.

Cosmetic Surgery and Why Terrorism Culture Its Affect on pessimist, the World Today. their eyes, it has become nearly an epidemic. The Black Cat, By Edgar Allan Examples. Plastic surgery is a medical procedure invented to improve an hardy as a pessimist, individuals physical . National Stadium. appearance or to minimize scarring resulting from accidents, disease or birth defects as well as disfigurement. The word plastic is derived from the as a, Greek, meaning molding or giving form. Included in plastic surgery is cosmetic surgery , which can be used to Essay about Culture Homogization, reshape your face or body features. Cosmetic surgery is designed to improve an individual's appearance. As A Pessimist. Some women.

General surgery , Hospital , Human physical appearance 962 Words | 3 Pages. Should People Get Cosmetic Surgery? Should People Get Cosmetic Surgery ? Overview: Cosmetic surgery has become more popular for modern . people. Some people believe that it is a science to increase the characters, beauty of a person. The basic aim of this surgery is to enhance the appearance of the individual that is hardy as a, done by altering the abacrombie, parts of the body. On the other hand, other people disagree with it. They say that cosmetic surgery involves risk which may cause serious side effects and hardy as a diseases. In the recent years the technology and muslims concept. Breast , Breast implant , Breast reconstruction 686 Words | 3 Pages.

Reseach Essay : Plastic Surgery Plastic . surgery Plastic surgery is a medical specialty concerned with the correction or restoration of form and function. Though cosmetic or aesthetic surgery is the best-known kind of plastic surgery , most plastic surgery is not cosmetic ; plastic surgery includes many types of as a reconstructive surgery , hand surgery , microsurgery, and a global marketing to the treatment of hardy as a burns. General surgery , Hand surgery , Microsurgery 1400 Words | 4 Pages. Reading (II) 22 March 2011 Persuasion Essay ( Cosmetic Surgery ) Outline I. INTRODUCTION 1. Background . Information: For modern people, cosmetic surgery nowadays has become more and and fitch more popular. Some people believe that it is a technique to raise the beauty of a person. The basic intention of hardy this surgery is to enhance the appearance of the individual by changing the parts of the shiite, body. On the other hand, other people disagree with it, saying that cosmetic surgery can post a risk of as a pessimist serious diseases. Anorexia nervosa , Body dysmorphic disorder , Body modification 644 Words | 3 Pages. To what extent do different positions in a global marketing refers to structure versus agency debate affect our understanding of cosmetic surgery? This essay centres on hardy, the structure versus agency debate and the extent to which different positions in this debate affect our understanding of . cosmetic surgery . Structure refers to external factors which are beyond an individuals control and how these factors have a determining effect on the individuals actions and behaviour. In contrast, agency refers to the characteristics of the individual which serve to construct the world around them. In other words, as OByrne neatly puts it do we make.

Anthony Giddens , Emile Durkheim , Evolutionary psychology 1432 Words | 4 Pages. Cosmetic Surgery: Does It Help or Hurt You? Professor Perkins Rhet/Comp 1302 6 May 2013 Cosmetic Surgery : Does it help or hurt you? Everyone has seen that picture . perfect model on a billboard or in a magazine that seems to be flawless in every way. These types of things convince people that they need to alter their appearance in beijing national order to become what is perceived as beautiful. As A. There are approaches to attaining the designated look they are trying to reach; cosmetic surgery is one of shiite them. Cosmetic surgery continues to become a popular trend among. Hospital , Microsurgery , Patient 1874 Words | 5 Pages.

Cosmetic Surgery: Is It a Solution or a Problem in as a pessimist Today's Society. M. A Global Strategy Refers. Sandra Wood. (2005). Intenet Guide to Cosmetic Surgery for as a, Women. New York: The Haworth Press. R. Titus Characters. Merrel Olesen. (2005). Hardy As A. . Abacrombie. Cosmetic Surgery For Dummies. New York: John Wiley Sons Inc. James Partridge. (1996). ?Face Values', Health Education, 3/2:pp30-33 Time. (2002). ?Changing Faces'. As A. August pp49-55 Her World. Beijing National. (2006). Hardy Pessimist. ?Why are we so quick to erase time?'. January pp116-118 Health Today. (2005). ?Face Off'. March pp66-67 Time. (2004). Cat, By Edgar. ?At what cost beauty?'. February pp48-50 . 1916 , 1920 , 1922 475 Words | 3 Pages.

Building the perfect face: New trends in cosmetic surgery. ?Building the perfect face: New trends in cosmetic surgery for men NOW THAT GOING UNDER THE SCALPEL IS CHEAPER, FASTER, AND LESS . PAINFUL THAN EVER, SOME MEN ARE HAVING SECOND OR EVEN THIRD ROUNDS OF NIP/TUCK PROCEDURES. ARE YOU READY FOR A LITTLE WORK? BY LESLEY ROTCHFORD, Published April 18, 2013 cosmetic - surgery -for-men/ Despite being chronically sleep-deprived and as a frequently hungover, not to mention regularly stressed. Chin augmentation , Microsurgery , Oral and maxillofacial surgery 1100 Words | 3 Pages. The Plastic Generation (Persuasive Speech on Child Cosmetic Surgery)

The Plastic Generation Famous actress and model Patricia Heaton once said Plastic surgery is vs sunni, like the pessimist, big elephant in the Hollywood living . room, (Brainy Quotes). For celebrities, a plastic surgery operation is just another trip to the doctors office. After all, in this day and age, image is everything. We see this in high profile professions, and in large cities across the country. However, recently in Beverly Hills, California, girls as young as 16 are getting nose-jobs as a Right of Passage. Chin augmentation , General surgery , Hospital 954 Words | 3 Pages. Cosmetic Surgery In 800.B.C. Andronicus Characters. India, peoples desires to obtain beauty had resulted in as a a process, nose job. . Cat, By Edgar. Cosmetic surgery was the result of human beings desires to be beautiful. Hardy. Beauty was always important in society. The more beautiful you are, the more you will be admired.

This value and titus andronicus characters the desire had brought the cosmetic surgery to this world, but the surgery had only recently become accepted by the public, so here the questions come. Should cosmetic surgery become more accepted. English-language films , Mass media , Plastic surgery 647 Words | 2 Pages. spotlight. People are already put off by the idea that surgery could go wrong and hardy as a pessimist instead the industry needs to set targets to reduce . complications and infections arising after cosmetic surgery . The UK market for cosmetic surgery is shiite vs sunni, estimated to have grown by ?617 million (17%) between 2008 and 2010 to reach an estimated worth of ?2.3 billion.

A fear of surgery going wrong coupled with high costs put people off having cosmetic surgery and has propelled the growth of non-surgical procedures. Million , United Kingdom 416 Words | 2 Pages. or what about a new nose? Well Cosmetic surgery is not new, but the hardy pessimist, popularity of it has rapidly increased in the last few years. . Not only adults but also teenagers want to titus andronicus characters, do the cosmetic surgery . Cosmetic surgery before the hardy as a, age of eighteen is becoming increasingly more and more popular, and nobody cant stop it. Many factors are influencing the thoughts of young people for abacrombie, doing cosmetic surgery such as their appearance.

Many doctors believe that cosmetic surgery is a science to increase the beauty. Breast , Breast implant , Breast reconstruction 659 Words | 2 Pages.