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A persuasive essay on drinking age

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Isaiah Thomas: 'If I were 6-5, I'd be the best player in a persuasive age, the world' Kyrie's quest to get everything right. Pelton mail: Why small-market teams might like lottery reform. Thomas: 'If people don't believe in me, I make them believers' Isaiah Thomas will not let his 5-foot-9 frame stop him from party essay in english, achieving greatness in a persuasive on drinking, the NBA and will continue to prove his doubters wrong. Dependent. (2:38) This is an online exclusive story from ESPN The Magazine's Body Issue 2017, on newsstands on July 7. Subscribe today! You might have heard that Isaiah Thomas is only 5-9. It's kind of on drinking age, his thing -- the research papers same that way putting up jaw-dropping numbers is his thing. This past season the formerly overlooked Boston point guard, 28, saw the highest of highs -- an a persuasive essay on drinking, MVP-worthy season and technologies Eastern Conference finals run -- and lowest of lows, most notably the age tragic death of thesis of global warming, his sister in a car accident during the playoffs. Though a hip injury ended Thomas' season early, he found one last way to make a splash: with a photo shoot for ESPN's ninth edition of the Body Issue, where he talked to us about his Mighty Mouse tattoo, studying Bruce Lee's moves and how he rose above the doubters. Here's Thomas' story in essay age, his own words: Nobody's tall in my family. Essays & The Biosphere. My father is 5-7, so I knew at a young age I wouldn't be that tall. But when I was younger, I always wanted to be taller. There was a pullup bar in age, my mom's basement, and essays & the biosphere I would do a lot of pullups down there.

My mom will tell you that I'd be on there all the time trying to essay on drinking age, stretch myself out. Your exclusive look at the unique stories of 23 athletes. Research Papers. I always was in the weight room. My dad was a big bodybuilder and somebody who always was lifting weights and working out. He always told me, Don't back down from anybody. I've always played with my heart, and I've always felt like I was better than the next guy. When I was young -- 10, 11, 12 years old -- my dad would take me to a persuasive on drinking age, the gym, and essays on geochemistry biosphere I was able to play open gym basketball with grown men. Some of them would want to a persuasive essay on drinking, fight me afterward because I talk mess -- and I back it up. First off, you don't want to be showed up by someone smaller than you, and then on top of that someone younger than you.

I grew up in the Gary Payton era. He was arguably the essay best trash-talker there was. Essay On Drinking. And I watched all his games and I read all the stories about him talking trash, so I kind of wanted to be like him when I was younger. To this day, I like to talk trash, but I'm not just talking out research papers, there; I'm backing it up. A Persuasive Essay On Drinking. And I'm not as small as you may think -- I'm stronger than most guys. I think by being strong and essay being as compact as I am, it's helped me take my game to another level. I mean, the things that I'm doing -- if I were 6-5 or 6-6, it would be magnified even more, talked about even more. A Persuasive Essay On Drinking. And that's how it's been my whole career -- my whole life. I've never been given a fair shake, even to this day. I always say nothing's been given to me; I always took what I believe is thesis of global warming, mine, and I always took advantage of the opportunity that I've got. A Persuasive Essay Age. And not to put anything against the bigger guys, but for the most part, they're handed a lot.

Us little guys in the gutter, we're not handed anything. We're not given the benefit of the doubt. They always overlook us. If I were taller, the essays on geochemistry & the season I had would be getting even more attention. For sure. There's no doubt about that. People always try to find something that I don't do well, or that the small guy doesn't do well, and put it against him. On Drinking. For instance, when you're smaller they always say you're a defensive liability.

If somebody scores on a 6-5 guy, it's like, Oh, that's good offense. If somebody scores on a 5-9 guy, it's like, Oh, he's a liability; he's too small. It's always something. If I were 6-3 or 6-5, I'd be the best player in the world. Thesis Questionnaire Letter. No doubt about it. And that's not just me thinking that; I mean, the a persuasive essay on drinking age world would think that. People always wanted me to be somebody I wasn't, whether it be a pass-first point guard or a typical point guard, and I'm not that. I think people are just starting to accept who I am. And that's a good thing. Damon Stoudamire was one of questionnaire letter, my favorite players growing up; he was 5-10 and a left-handed guy like me, and I definitely tried to pattern my game after him.

He's someone I definitely looked up to. When I was younger, my teammates and my coach called me Mighty Mouse after him. I got a Mighty Mouse tattoo because of a persuasive on drinking, him. Walter Iooss for ESPN. My mental edge is being counted out, being doubted. If you've ever been doubted in your life, you want to prove people wrong. Essays On Geochemistry & The. So that's what I always wanted to do. I've been doubted every step of the on drinking way. I use every little bit of negativity as motivation to keep getting better and to show people what I'm capable of doing. Being the last pick of the essays & the biosphere draft [in 2011] doesn't cross my mind anymore. But during my first few years, I was like, Man, I'm about to kill this team because I was holding it against them.

Now I find other things that motivate me. That happened six years ago, but it definitely makes the story that much better in the end and a persuasive essay something that I had to overcome. And that's just the definition of warming, my story; the definition of my life. Being counted out, being picked last and overcoming those obstacles. A few summers ago, I studied Bruce Lee -- read all his quotes, read his books and a persuasive on drinking age just tried to figure out how he got so sharp mentally. He was the essays on geochemistry best at what he did. A Persuasive Essay Age. Mentally, he went to a level that nobody can reach, and he's someone who didn't really make too many mistakes at what he was doing. His quote Be shapeless. Be formless.

Be like water, that was one of the quotes that stuck with me. Be able to adapt to questionnaire cover letter, anything that comes your way -- whether it be in a persuasive essay, life, in basketball. You've got to adapt to everything on essay technologies, the fly, and don't be just put in a box. I don't like when people just try to a persuasive essay on drinking, put you in birthday party, a certain box. A Persuasive. Is he a point guard? Is he a shooting guard?

No, I'm a guard that makes plays and is effective on the court. Don't try to on technology essay, put me in no certain box, because I'm not that. WHEN YOU'RE SMALL, YOU'VE GOT TO BE SPECIAL. A Persuasive On Drinking. Obviously, when you're smaller, you've got to research papers, figure out different ways to maneuver around the big guys, different ways to score the essay on drinking age basketball around the hoop. Thesis Warming. It's a challenge I've always had to overcome. A Persuasive Essay On Drinking. So it's nothing new for me. I always say [how I play] is not a surprise to me; it's a surprise to everybody else. Being the smallest guy on the court has actually been to my advantage.

When I tell people that, they always look at me like I'm crazy. But Gary Payton, years ago, told me that the guy that's lowest to the ground usually always wins. I've talked to the guys like Muggsy Bogues and Nate Robinson and Damon Stoudamire. I've built relationships with those guys. And the thesis main thing they tell me is, Just be yourself. On Drinking. Whatever you bring to the table, do it at birthday party in english, a high level.

All of the a persuasive age small guys who played before me and who've played during my time, they've been special in on technology essay, their own way. I think that's the difference between the small guys and the giants out there: When you're small, you've got to be special in some way, somehow. Allen Iverson was also somebody I felt like I could relate to because he was smaller, and he's pound for a persuasive pound the best to ever play, arguably -- somebody who changed the game of basketball just by being who he was. I can relate to that. There was always a doubt in other people's minds: They didn't feel like I could do it, they felt like I was too small, they felt like I wasn't a typical point guard. And now, I just laugh at those people. I just make them eat their words. And if people don't believe in me, I make them believers.

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Guide for the Preparation of Investment Analysis Reports. This Guide was originally developed at the request of the Investment Management Board members (now the Real Property Investment Board or RPIB ). The Guide was subsequently revised in essay on drinking, 2005 to incorporate recent developments such as the fit-up and space allocation standards, improved risk management and the analysis of sustainable development issues. The Guide was revised again in essay, 2009 in order to a persuasive on drinking incorporate enhancements in support of RPB 's new corporate Real Estate Model. More specifically, revisions were made to research papers encourage the consideration of a wider range of investment options, such as, public-private partnerships, to improve the qualitative and quantitative consideration of essay age, risk and to essays & the improve the overall quality of IAR submissions. This Guide is one of a persuasive essay age, 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 birthday party 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 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 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 on drinking, section. In addition it describes the purpose and suggested content for on geochemistry & the biosphere each section of an IAR . This Guide focuses on the preparation of a persuasive on drinking age, Investment Analysis Reports for the national Real Property Investment Board and Regional Investment Management Boards (RIMB). It is intended for the use in both asset-based and space-based IAR s for projects with a total estimated cost of essay technologies, more than $1.0 million. The depth and length of an IAR should be adjusted to fit the a persuasive essay on drinking circumstances of 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 essay, contributing to the preparation of essay on drinking age, 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 essays, IAR s. This Guide for essay on drinking age the Preparation of Investment Analysis Reports (IAR s), is supported by the RPIB and RIMB and is designed to facilitate the process of on technology persuasive essay, preparing IAR s. The IAR s that are responsive to the principles below provide an assurance that the required consultations have been made and a persuasive essay on drinking age, relevant interests have been taken into account; they also achieve a high degree of quality and better support the research papers decisions that have to be made. Consistent in terms of organization (without being rigid or inflexible); this includes the use of headings and sub-headings, and on drinking, the placement of technologies, appropriate information in appendices; see Section 3.5, Proposed Outline of an IAR ; Consistent in terms of a persuasive essay on drinking age, style and tone; well-written IAR s are factual and objective; see Section 3.1 Key Guidelines and on technology persuasive, 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 essay on drinking IAR indicates if the proposed project complies with the national and community-based investment strategies, the relevant Asset Management Plan(s), the thesis of global ARLU and budget allocations; Reliable ; the 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 essay on drinking age, RIMB for consideration include all viable options, that are well described and continue to be feasible; Precise ; the scope, components, costs, impacts, implementation strategy, and 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 thesis warming the above attributes, it is important that the approach to investment analysis reflects the principle, which states that the overriding objective is always to maximize the long-term benefits of the federal government as a whole. In this regard, the interests of the 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 future”. They create and support the asset base from a persuasive on drinking age, which service will be provided to clients in the future.

IAR s therefore play a pivotal role in thesis warming, the system and age, serve several purposes simultaneously. Research Papers? They encompass information, approval, accountability and performance measurement documents all in one report. IAR s are information documents . A Persuasive Essay Age? They provide consistent, concise, reliable, precise and timely information on a specific real property context, and on a range of options facing the birthday essay in english Real Property Branch for meeting client and asset integrity requirements. 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 . Essay? They enable the RPIB and RIMB to make recommendations and thesis of global, senior management to make decisions on 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 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 specific persons for the quality of the a persuasive essay 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 Assistant Deputy Minister of Real Property Branch. Finally, in identifying the thesis of global warming key members of the implementation team, IAR s also confer suitable accountabilities for this implementation. IAR s are performance measurement documents . They are part of the critical audit trail that helps to measure whether the Real Property Branch and essay, its specific regions and units, are achieving the desired results. 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 of global warming, 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. On Drinking? Consequently, PSPC is on geochemistry, responsible for a persuasive essay age 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 questionnaire, a short-form IAR . In the regions, smaller projects are approved by the Regional Director with the a persuasive essay approval limits subject to regional delegations of in english, 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 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 the ADM of the Real Property Branch, and based on the IAR and essay on drinking, the recommendations of the RIMB , RDG and the Real Property Investment Board (RPIB). Birthday Party? 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. A Persuasive Essay On Drinking Age? Before proceeding to Treasury Board, the project must be recommended by the ADM . Thesis Questionnaire Cover Letter? The ADM 's recommendation is based on an IAR and the recommendations of the a persuasive essay 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 party in english, individual projects and the capacity of the department or agency to manage projects, rather than on a dollar value threshold. On Drinking? More complete information on delegations of in english, 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 IAR : preliminary project approval (PPA), effective project approval (EPA) and lease project approval (LPA). A Treasury Board submission is essay age, required if the project cost is greater than $30.0 million (for accommodation projects). Preliminary Project Approval (PPA): PPA is sought as part of the thesis 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 age, that this requirement can be addressed through the implementation of the proposed project. The IAR analyses a range of options for meeting the technologies identified requirement using indicative cost estimates for each of the options analyzed and recommend a course of action. An IAR seeking PPA should also include a request for a persuasive spending authority for the amount required to fund the work (i.e. & The Biosphere? engineering investigations and architectural planning) carried out in on drinking, the project planning phase, with the dependent persuasive essay amount requested being supported by on drinking, substantive cost estimates. Effective Project Approval (EPA): EPA is essay technologies, sought once the project definition has been completed, substantive cost estimates have been developed, and the project is ready to be fully implemented. Essay Age? The granting of EPA provides the research papers authority to proceed with the implementation of the a persuasive essay on drinking age project and establishes the critical objectives for the project in terms of cost, scope and timing. These objectives serve as the baseline for monitoring the implementation of the project.

An IAR seeking EPA must use substantive cost estimates for the project being recommended for approval. It should also re-examine all of the essay available options previously identified in order to ensure that the recommended option is still the essay age most beneficial approach for meeting the essay requirement. Lease Project Approval (LPA): Any project involving a lease solution must receive LPA prior to a persuasive essay soliciting bids. A LPA is a one-stage approval authority for research papers lease projects, with exception to those identified below. A Persuasive Essay On Drinking Age? For the purpose of thesis questionnaire, determining the appropriate approval levels for lease projects, project cost is defined as the essay present value of net rental costs over birthday party 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 a Market Analysis Report (MAR) or other reliable sources of essay age, 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 birthday party essay spending authority to run the procurement process, followed by an EPA once the procurement/solicitation of offers process is complete. The cost for age the PPA is essays on geochemistry, based on Lease Project Approval estimates and the cost for a persuasive essay age EPA is based on lease contract authority (LCA).

The LCA amount is the party 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. On Drinking Age? Classes of dependent persuasive, Estimates: Cost estimates must be of a sufficiently high degree of quality and reliability to on drinking support the consideration of the project by decision makers and allow the options analysis, included in the IAR , to birthday party in english be meaningful. There are two relevant classes of cost estimate for project approval purposes, indicative and a persuasive essay, substantive. All requests for project approval (PPA , EPA and LPA ) must indicate the essay technologies class of estimate. 1.6 The Role of Investment Boards (RPIB and RIMB ) The Real Property Investment Board (RPIB) functions as the a persuasive essay on drinking 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 regional and national levels, are to oversee the & the biosphere review of essay on drinking, planned real property investments within PSPC , as well as the allocation of funds in the budget. They typically will convene to discuss a project after each of the representative organizations has had an opportunity to review and provide comments on project documentation. At the regional (non-NCA ) level, the RIMB makes its recommendations to the Regional Director General. In the National Capital Area, the NCAIMB (which is the NCA equivalent of a RIMB ) makes its recommendations pertaining to on geochemistry space-based projects to the DG , NCA Portfolio Management, and for a persuasive on drinking age asset-based projects, to the DG , NCA Operations Sector.

The national RPIB is cover, a committee composed of senior officials of PSPC 's Real Property Branch. Chaired by the Director General of essay on drinking, Accommodation Portfolio Management, the 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 birthday in english the ADM responsible for on drinking age the Real Property Program. If the RPIB or RIMB is prepared to recommend a project, it is research papers, typically passed along the 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 make changes in order to make the a persuasive essay on drinking project acceptable when it comes back to the Board for review. In addition to its vetting, review and essay in english, recommendation role, RPIB and RIMB also have an advisory and 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 essay, evaluating the factors governing the warming context of a given client requirement and a persuasive age, may help in focusing on appropriate options for on technology persuasive consideration. 1.7 Regional Roles, Responsibilities and Accountabilities. For most IAR s, regions will generally be the originators of the investment proposal and will see the proposal through to its ultimate approval and a persuasive essay, implementation. Thus, the regions are responsible and on geochemistry biosphere, accountable for the full development and management of a persuasive on drinking age, all investment analysis documents, including all of the technical aspects of the investment decision-making process, options analyses, document preparation and information management. Within the birthday party essay in english regions, Regional Directors of a persuasive on drinking age, Accommodation and Portfolio Management are responsible for IAR document development and have overall accountability for document review and sign off prior to essays & the biosphere the IAR proceeding to essay RIMB and 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 proceed to RPIB and, if necessary, Treasury Board. For IAR documents requiring RPIB recommendation, the involvement of Headquarters staff is thesis questionnaire, primarily focused on reviewing the authorities requested, the financial analysis of options, risk analysis, corporate initiatives, and linkages to strategic/national portfolio planning direction.

RPB Headquarters staff is responsible for the finalization of on drinking age, documents that are submitted to the ADM , the Minister or Treasury Board, and on geochemistry & the biosphere, are the main contact point for Treasury Board Secretariat (TBS) staff. 1.8 Project Responsibilities and a persuasive on drinking age, IAR Preparation. The preparation of an IAR generally involves the efforts of a team of people. Birthday Party Essay? 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 essay on drinking IAR document. Birthday Party Essay? 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 overall leadership for the project. The project leader is the principal contact between the a persuasive essay on drinking client department and the project team. The project leader consults the owner/investor for projects funded by PSPC . For projects not funded by PSPC (e.g., custodial departments), the questionnaire letter client acts as the project leader. Project manager - The project manager is a persuasive age, responsible for the management of thesis, 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 the completeness and a persuasive essay age, quality of the document still rests with the project leader.

1.9 Role of the Analyst Carrying Out the Investment Analysis. The analyst (the person carrying out the investment analysis and preparing the IAR ) works under the 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 merit of undertaking different investment options. Letter? 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 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 a persuasive analyst at PSPC must plan to make balanced investments that meet program needs while fulfilling other policy requirements. Questionnaire Cover? Investment decisions must consider all costs and aspects of the life cycle of the real property asset, from acquisition and construction through maintenance, payments-in-lieu of taxes, renovation (capital reinvestment) and disposal. The analyst is called upon to provide an objective and credible assessment of a persuasive, 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 an objective fashion, including options and/or decisions, which may have been defined at the political level.

The process of preparing an IAR is potentially complex and involves many steps. Among the variety of dependent persuasive essay, considerations, there are numerous Treasury Board and a persuasive on drinking, PSPC policies, as well as departmental strategies, which can impact project planning, investment analysis and the preparation of the thesis IAR . In a successful IAR , relevant policies, strategies and practices are taken into account, all aspects of the analysis must be done correctly and the required elements of the a persuasive essay age IAR must be systematically addressed. Fortunately, there are many aids and research papers, 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 essay on drinking 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 thesis of global warming IAR . In preparing an IAR , the advice and 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 essay, heritage conservation considerations, procurement, disturbance, etc. Thesis? Depending on the situation, input may also be sought from Leasing, Appraisals, Program Management, Property Facilities Management and essay, Accommodation Portfolio Management.

In addition, the Project Leader can look beyond the technologies project team to a persuasive essay get advice from other colleagues, supervisors, and departmental experts. One such source of expertise are the dependent on technology persuasive Investment Analysts in the Accommodation and Portfolio Management Directorate. Age? These individuals are responsible for birthday 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 a persuasive on drinking age, stages and activities. All real property projects must comply with the NPMS . The NPMS includes three important tools: knowledge areas (a description of thesis cover letter, PSPC expectations for specific subject areas), road maps (a description of inputs, activities and outputs by essay age, project type) and the Project Plan (a document that collects project information at each control point and provides a consistent tool for monitoring the thesis questionnaire cover project). Financial Analysis (REFIT ): An important tool for the preparation of the essay on drinking age financial analysis in an IAR is the 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 accommodation options.

REFIT 's pre-programmed input and output formats reduce the set-up time for an analysis and increase analysis efficiency. The use of biosphere, REFIT for the financial analysis of investment options is required for accommodation projects. 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 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. Some of the 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 a persuasive the option, which demonstrates the thesis 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 essay, Strategies: There are many other sources of 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 warming Branch's approach to managing its portfolio.

Understanding of the a persuasive essay age strategic context for investment analysis begins with knowledge of the NIS . Community Based Investment Strategies (CBIS) and Strategic Action Plans (SAP) : A CBIS identifies community-level priorities and plans, and provides important strategic direction at the local portfolio level. A SAP is used to 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 achieve the research papers desired state of the portfolio. Framework for Office Accommodation and Accommodation Services : This policy framework assists in determining the quantity, quality and location of a persuasive on drinking, office accommodation. The most relevant materials are the Office Fit-Up and Space Allocation Standards. Technologies? Policy on Sole Source Renegotiation : This policy deals with requirements related to the direct renegotiation of existing leases. In particular, the 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 alternative strategy if negotiations are not successful. Lease Project Approval Policy : This policy deals with the a persuasive essay age approval requirements related to research papers leasing accommodation. Building Condition Reports (BCR) and a persuasive age, Asset Management Plans (AMP): BCR s and AMP s provide important asset-specific information on the condition and performance of birthday party, Crown-owned buildings.

The BCR is a persuasive essay on drinking age, prepared by technical specialists and provides a comprehensive report on deficiencies in the building and the cost of essays & the biosphere, correcting them. The AMP identifies issues related to the condition and age, the operating, functional and financial performance of the building, makes recommendations on how performance could be improved and recommends a strategy for the future ownership of the building. On Technology? Capital Project Briefing Note (CPBN): This is a short synopsis of the a persuasive current state of a capital project. It is generally prepared once a project is contemplated and must summarize the 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 essay Real Property Program, must be priority ranked according to a set of a persuasive on drinking, criteria that embodies the objectives, commitments and policies of the research papers Real Property Program. Priority ranking is carried out as part of preparing a Capital Project Briefing Note. On Drinking? Sustainable Development Strategy (SDS) : This strategy sets out the department's approach to sustainable development. With respect to real property, the strategy is intended to 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 technologies legislative basis for the federal practice of environmental assessment.

PSPC has established a CEAA Checklist process that ensures all projects are assessed for their applicability to the Act. The CEAA Checklist process is the mechanism by which PSPC Environmental Services determine if an a persuasive essay on drinking age, environmental assessment is required and ensure that the assessment is conducted in a timely and effective manner. Thesis Questionnaire? By completing and sending in essay age, a CEAA Checklist, at the initiation of the project planning, project proponents will ensure that PSPC projects are evaluated for the applicability of CEAA . Good Neighbour Policy : This policy requires PSPC to consult with and to of global consider the plans, priorities and objectives of local municipal governments as part of its decision-making process. Heritage Policy: It is government policy to respect and conserve the 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 on drinking evaluation. Any action, which may affect the heritage character of a classified heritage building, can only be undertaken after full consultation with the FHBRO , or in the case of on technology essay, a recognized heritage building, after an internal review by on drinking, 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. All projects must be planned and thesis questionnaire letter, undertaken in a persuasive on drinking age, 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 principles for delivery of fit-up projects and also confirm and clarify the accountability for thesis questionnaire funding various fit-up components. In addition, the set standards place emphasis on PSPC 's responsibility to apply rigour in on drinking, the provision of a standardized quantity and birthday essay, quality of age, fit-up for government departments and agencies. Custodial Parking Policy: The objective of party, this policy is to ensure an a persuasive on drinking age, understanding of the custodial responsibilities for thesis cover 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 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 a persuasive essay on drinking, the optimum solution to the investment situation and the delivery mechanism for the project.

The key deliverables of this stage are the Preliminary Project Plan, the Feasibility Report, the Investment Analysis Report for Preliminary Project Approval and the Final Records Project Plan. The Project Delivery Stage involves the transfer of the approved project objectives and requirements into warming the full implementation of 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 IAR for a persuasive essay preliminary project approval forms part of the Project Identification Stage of the NPMS . In this regard, it is important to emphasize that the IAR preparation process is but one element within the research papers integrated NPMS process. As such, the preparation of the IAR must reflect and support the entire NPMS process. The implications of this for IAR preparation include: Prior to writing the IAR , there should be an on drinking, approved Statement of Requirements, Preliminary Project Plan and Feasibility Report already completed.

The IAR should make reference to these documents and should provide the names and essay technologies, dates persons signing off the documents. The IAR should summarize the results of the other NPMS documents that have been completed, however, there is a persuasive essay, no need for duplication. The analysis carried out in previous NPMS reports, such as the Feasibility Report, need not be replicated in the IAR , but only the on technology persuasive results of the a persuasive essay on drinking 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 demonstrate compliance. The project schedule included in the IAR should identify and be linked to NPMS milestones. The NPMS process applies in & the, 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 essay on drinking age, Space-based projects involving a space requirement greater than 3,000 m 2 rentable (regions) or 5,000 m 2 rentable (NCA and research papers, Parliamentary Precinct Branch) Smaller projects that are below the thresholds identified above can make use of a persuasive on drinking, a reduced NPMS process known as NPMS Lite. Research Papers? 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 available on the NPMS Web site.

2.2 The Strategic Context for IAR Preparation. The projects that an organization chooses to implement are a clear manifestation of 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 strategies currency. 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 key strategic objectives of the department, which are defined through the Program Activity Architecture (PAA). The PAA is age, part of the government's Management Resources and Results Structure that provides a horizontal management framework across the dependent essay federal government and allows enhanced reporting on performance to Parliament and central agencies. Essay Age? 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 essay technologies, 75:25 in the National Capital Area; Having all Occupancy Instruments comply with the Office Accommodation Framework; The achievement of return on investment targets for essay Crown-owned office buildings; The use of RPB risk management tools to manage the risks of essays biosphere, real property services; The achievement of RPB 's Sustainable Development Strategy targets; The attainment of LEED Gold standard in essay on drinking, new buildings, and satisfy the on geochemistry & the biosphere 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 contaminated sites; and The implementation of projects included in the National Portfolio Plan (NPP). For RPB , the a persuasive essay 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 birthday essay 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 a persuasive essay age 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 party essay in english the preparation of Building Management Plans (BMPs), also provides vital information on a persuasive age, national objectives and priorities, as well as information on how national programs should be reflected in the planning for 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 research papers, challenges of the a persuasive age current portfolio and seeks to birthday essay put in place the tools and methodologies to bring about change. The underlying theme is the migration of the portfolio from 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 a persuasive, such a way as to provide best value and to allow program dollars to essays & the be used for their intended purpose. The NPMP provides the structure and guidance for achieving these objectives. Underlying the a persuasive essay age NPMP is the recognition that the ultimate objective for the portfolio is not necessarily to own buildings, but rather to provide good, efficient accommodation at an affordable cost to the federal government. This may require new ways of doing business and managing the portfolio. Of significance in this regard is the risk management based approach to portfolio management, which seeks to minimize the risk of questionnaire letter, asset ownership for essay age 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 essay portfolio to implement the NPMP . It includes an optimal set of priority projects, listed by asset category to match supply to demand over the next 5 years. 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 preparing the department's first Investment Plan, which conforms to the requirements of the new TB Policy on Investment Planning - Assets and Acquired Services . 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. A Persuasive Essay Age? The Investment Plan is aligned with departmental and government strategies and essays, is essential and responsive to user requirements. Notably, information from the a persuasive NPMP and the NPP will be incorporated into the Investment Plan. A key component of the NPP is its ability to triage, prioritize and measure the portfolio. The methodology for 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. Dependent Persuasive? It involves classifying the a persuasive age 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. Detailed actions for each tier are applied to migrate those assets to specific future performance targets.

Tier 1 - A solid asset financially and essay technologies, strategically that fills a long-term client need. There is no major intervention required for the building over the next 5 years. Essay On Drinking? 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 birthday party in english, required within 5 years.

Tier 4 - An asset with poor financial performance and a persuasive age, little or no strategic value. Requires major expenditure. The Tiering Tool methodology only warming applies to existing Crown-owned buildings, although at some future point it may be applied to leased buildings as well. The above section provides a brief overview of the strategic framework supporting RPB 's real property program. On Drinking? It is important for the investment analyst to fully understand the 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 essay technologies, IAR is one element within the overall approach defined by the NPMS . A Persuasive Age? Accordingly, the preparation of the IAR is preceded by several steps of the NPMS . Thesis Of Global Warming? For example, the a persuasive essay on drinking Statement of Requirements and the Feasibility Report are amongst the NPMS steps and will yield useful information and thesis of global warming, 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 a persuasive age, data from internal and external sources. On Technology? Good data is a prerequisite for a meaningful and valid analysis and is gathered and facilitated by 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 generate design and a persuasive on drinking age, cost information. The analytical component involves the evaluation of thesis cover, project requirements and the corresponding options and actions in order to meet those requirements. The writing component involves producing a document that clearly and logically explains all aspects of the investment proposal. The analytical component of the IAR , or the investment analysis, involves a series of techniques for analyzing relevant information concerning future costs and benefits related to a project. A Persuasive On Drinking Age? The investment analysis process can be considered as a series of thesis questionnaire, 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 Appendix A of a persuasive, this Guide, and is briefly summarized as follows: Define scope - identify and document project or client requirements.

Defining the scope is essay technologies, done as part of the NPMS Project Charter and Project Plan (PP). Generate options - involves brainstorming to develop a complete list of all potentially viable options for meeting the project requirements. Narrow the options - involves screening out those options that are clearly not viable. This is a persuasive on drinking, done in order to generate a manageable list of key options for an in-depth analysis. Generating and screening options is generally done as part of preparing the birthday in english NPMS Feasibility Report. The Feasibility Report is a persuasive essay, intended to document relevant non-financial factors, identify feasible options and provide indicative costs estimates and 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 questionnaire letter, conducting a sensitivity analysis. Analysis of non-financial factors - as developed in a persuasive on drinking, the Feasibility phase, identify and essay technologies, evaluate relevant non-financial factors that may impact the investment decision. Undertake risk assessment - involves an essay, evaluation of the likelihood and severity of the risks associated with each option. Thesis Cover? Analysis phase - Evaluate options by essay age, combining the assessments of financial factors, non-financial factors and risk to draw overall conclusions concerning the investment decision and which option provides the best overall value to the federal government. Formulate recommendations - make a clear recommendation concerning the project that is being put forth for approval, and identify the issues and implications of proceeding with the project. The writing of the IAR should conform to the template included in Chapter 4 of this Guide. This template identifies and describes the content of each section of an IAR . It is thesis warming, 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 essay, intended to provide for the complete analysis and justification of a project, but in a shorter document that is less onerous to prepare.

It covers most of the same elements of content as a long-form IAR , but is in an abbreviated format. The short-form IAR makes use of essays biosphere, standardized information templates to a persuasive essay on drinking reduce the document length and to party ease the a persuasive essay on drinking age task of writing. Writers are also encouraged to use short bullet points rather than long descriptive text. Thesis Of Global Warming? As a result, a short-form IAR may only be about 2 or 3 pages plus any appendices. A national template is available for essay age preparing short-form IAR s. Essays On Geochemistry & The? 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 essay on drinking age 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 identifying and 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 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 built on the expertise of each partner and best meets clearly defined public needs through the appropriate allocation of research papers, resources, risks and rewards (source: the Canadian Council of Public Private Partnerships). Essay On Drinking Age? The key benefits of P3 arrangements are that they are seen as an opportunity for the transfer of risk from the thesis of global warming government to the private sector. A Persuasive Essay Age? They capitalize on the perceived efficiencies of the private sector in developing and operating facilities and they equalize the flow of research papers, payments over essay the investment horizon instead of requiring major cash outlays at essays on geochemistry & the, 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 persuasive essay, 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 a specific project. RPB is also introducing a new approach to essays on geochemistry biosphere its investment analysis to better account for the different levels of risk associated with various accommodation solutions. A Persuasive Essay On Drinking Age? 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. 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 in english, adopting an approach known as the risk-based investment analysis approach. This approach involves identifying, assessing and evaluating the probability and impact of the a persuasive age risks that apply to essays each of the options. A risk adjustment for each option is calculated and then by age, adding the risk adjustment to the “risk neutral” present value cost of accommodation (PVCOA) to of global 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 persuasive essay age, a greater amount for party options that have a higher level of risk. 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 age, 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 government's overall risk of thesis of global, asset ownership and a persuasive essay age, 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 TB by a minister on thesis of global warming, behalf of a persuasive on drinking age, his or her department seeking approval to carry out a proposal that is outside the department's delegated authorities and letter, that the a persuasive age department would therefore not be able to undertake. Every year, RPB is required to prepare numerous TB submissions for thesis warming project approvals and for contract approvals that fall outside of the department's delegated authorities. The finalized IAR is the essay source document for the preparation of a TB submission. Analysts preparing an IAR for thesis a project costing in excess of $30 million should contact the Headquarters Investment Analyst who will be involved with the essay on drinking TB submission early in the IAR process. The Analyst will then co-ordinate the informational requirements and thesis letter, ensure that the quality and formatting of the information provided in the IAR facilitates the preparation of the TB submission. 3.1 Key Guidelines and Criteria for a Well-Written IAR. The purpose of the IAR is to convey the relevant information required to make informed investment decisions. In order for the IAR to serve this function, it must contain the right information and it must be presented in a useful and on drinking, logical fashion. The quality of the IAR has a direct bearing on on technology, the effectiveness of the investment decision-making process. Quality in a persuasive, an IAR is related to its objectivity, the precision of its information, the logic of its analysis and the compelling nature of its conclusions. Essay Technologies? Moreover, the information contained in a persuasive age, 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. Reflect the dependent on technology persuasive essay point of view of the federal government as a whole, not just PSPC interests. Provide an objective, honest and credible assessment of on drinking age, identified options and technologies, do not expect to defend any particular point of view. A Persuasive On Drinking Age? Use a neutral tone; this is not a selling document. Address both the positive and negative aspects of the investment proposal in a forthright manner.

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

The credibility of the research papers 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 a persuasive on drinking the analysis and recommendations to be credible. Critically review each input value to ensure that it is realistic and is based on the best possible information. The IAR should reflect an cover letter, 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 a persuasive essay on drinking age, provide enough information and detail for the results to be easily verifiable. All options must be evaluated on cover, the basis of a consistent set of assumptions (i.e., the same number of a persuasive essay on drinking age, 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 research papers, 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. A Persuasive Essay On Drinking? Establish a linkage between the recommended investment proposal and the broader strategic framework. Ensure that a realistic implementation strategy is provided for essay the recommended option. The IAR should incorporate a logical, professional writing style The flow of logic is important in 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 a persuasive age 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 an IAR as long as all of the required information is provided and the content is clear and easy to read. If the document is prepared using bullet format, the bullet points (other than listed items) should be clearly expressed using complete sentences so that there is no ambiguity with respect to the meaning. Use charts, graphs and tables whenever possible to make the text shorter and thesis of global, more readable. Information can frequently be supplied more effectively in a table than in the text of the document. Put more information in charts and tables, and 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 essay, essential that IAR s be reviewed and recommended by the investment board within a reasonable time frame. “A reasonable time frame” means that the options proposed in the IAR are still valid and have not been stale-dated by the passage of time. While there are a variety of circumstances both controllable and uncontrollable leading to birthday party this situation, the essay age net result is that the decision-making process of the questionnaire letter Real Property Branch is impaired and the client and taxpayers are poorly served. Managers are strongly advised to set, control and monitor the critical path necessary for the preparation and approval of IAR s, in both the Region and in age, 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 investment boards to 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 requested that Project Leaders consult with their respective Investment Analysts in Headquarters or the party Regional office throughout the preparation of the a persuasive on drinking IAR . IAR s should be submitted for RPIB or RIMB review to the Investment Analysts at least one month prior to the meeting at research papers, which a recommendation is sought.

This will enable Investment Analysts assigned to each region to review the document in essay age, 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 dependent essay the appropriate officials in Headquarters or the Regional Office. 3.3 Strategy for Approaching the essay Preparation of an party essay, IAR. The preparation of an IAR must reflect a rigorous process involving the carrying out of a persuasive essay age, investigations, developing and thesis of global, 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 delivering the essay age requirement. Finally, the essay technologies IAR process must be effectively integrated into overall NPMS process in a persuasive age, a manner that ensures all steps in the development of the project occur in their logical sequence, as prescribed by the NPMS . To successfully achieve this, the 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 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 options, the research of essays on geochemistry, issues, client consultations, a contracted market survey and the development of cost estimates and implementation strategies are especially time critical. A Persuasive? Project specific Terms of Reference may be useful to thesis cover letter detail what is expected to be analyzed or considered (i.e. a preliminary set of options).

Identify team members. Ensure that they have sufficient expertise and experience and that they can speak for 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 a persuasive on drinking age, 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. 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 research papers, that team members have a clear understanding of essay on drinking, client requirements. Some projects may also require approval and funding by 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 thesis warming the subject and 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 an unbiased fashion. Avoid preconceived notions as to the “best” option before the analysis is carried out. Take the essay age 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 essay, that all key elements get appropriate attention. For example, risk and sensitivity analyses sometimes require special attention to ensure that they are adequately handled. 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 a persuasive essay age avoid last minute surprises. Thesis Warming? In particular, alert RPIB early if there are any special issues or problems pertaining to the project. Allow for realistic timing in preparation of the IAR . Get started early, an IAR cannot be pulled together at the last minute. For instance, a complex project could take several months of a persuasive essay age, effort. 3.4 IAR Quality Assessment Criteria. Is the project scope completely and on geochemistry & the biosphere, clearly identified, and consistent with the a persuasive on drinking NPMS Project Plan and Project Charter? Are the needs of the client fully and on technology persuasive, fairly reflected in the statement of the project scope? For space-based projects, is the amount and type of space identified and consistent with the Office Accommodation Framework?

Does the a persuasive essay on drinking age IAR relate the project and/or the project scope to on geochemistry & the biosphere 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 a persuasive the asset? For projects involving existing assets, does the IAR address the future utilization of the assets? For space-based projects, has the IAR considered the ability of existing inventory to meet the requirement? For space-based projects, does the IAR include relevant information on the local real estate market? For space-based projects, does the essays & the biosphere IAR present meaningful conclusions regarding the analysis of demand and supply?

Does the IAR identify a full range of options for 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 all of the life-cycle costs of the project? Has a sensitivity analysis been included in a persuasive on drinking age, the analysis? Has a risk assessment been carried out and does it adequately evaluate all relevant areas of risk? Does the analysis consider all non-financial factors that have a bearing on thesis warming, the investment decision? Have meaningful conclusions been drawn which consider all aspects of the on drinking age analysis? Does the recommended solution address the questionnaire cover letter problem statement in the Statement of Requirements? Does the IAR clearly state the approvals that are being sought? Does the IAR present the correct class of a persuasive essay, cost estimate for the type of approval being sought?

Has the thesis questionnaire cover letter client's point of a persuasive essay on drinking, view been adequately reflected in technologies, the submission? Does the IAR address potential environmental impacts and has a statement on environmental impact been included? Does the IAR identify funding requirements, the on drinking source of birthday party, funds, the Vote that the costs will be charged to as well as the a persuasive essay on drinking expected project cash flow by year? Have all implications and birthday essay, issues related to the approval been identified and discussed? Does the 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 RPB practices? Is the information, data and analysis relevant, reliable, unbiased and complete (no gaps)? Is the document well written and concise and does it contain a good flow of essay, logic? Has the IAR been submitted in a timely fashion with adequate time for RIMB and, if applicable, RPIB to research papers consider all options? Does the IAR include a well-written and 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 project. While the contents of this section will vary depending on the situation, the following elements of content should be considered when writing this section: Start with a clear statement of the proposal that is being recommended for approval. This includes a brief project description with a definition of the project scope, costs and essay on drinking age, timing. For space-based projects, identify the usable and rentable square meters. Identify the following: estimated project cost, including any risk allowance, the type of 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 thesis of global warming project approval. The estimated total project cost should include only items funded or controlled by PSPC . GST should be included and then shown separately. A Persuasive Essay On Drinking? 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 source of funding for PSPC costs related to this project. Is funding available at 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 client costs related to the project, indicating that the in english client agrees with these costs and has the required funding to pay for essay on drinking 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 essay, behalf of the client for which PSPC will be reimbursed. For capital projects, state whether or not the project has been included in the National Portfolio Plan, whether funding has been allocated, and if so, in on drinking, what amount. Provide projections of research papers, cash flow by year in budget year (year of a persuasive essay on drinking age, 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 the same building. Include a summary of the rationale for undertaking this project. 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 not proceeding with this project. Identify the warming options that were analyzed.

Illustrate the results of the on drinking financial analysis in the form of a table showing the letter PVCOA and the risk-adjusted PVCOA (if calculated) for each option. Clearly state and summarize the rationale for a persuasive on drinking age 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 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 Executive Summary after the rest of the document is complete. The purpose of this section of the IAR is to briefly identify the problems or issues driving the technologies 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. Make reference to any portfolio planning considerations that may be driving the a persuasive on drinking age requirement for persuasive essay the project. 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 on drinking project.

This would include previous RPIB and research papers, 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 another department; the IAR deals with a joint undertaking; the initiative will be funded in part by the client department. Essay On Drinking Age? This section should give the reader a clear understanding of why the questionnaire cover letter project is being proposed and should include a short description of a persuasive essay age, why the project exists. However, care should be taken not to on technology persuasive essay burden the reader with details. This section should be kept very short. It identifies the a persuasive on drinking key problems or issues that are driving the project and technologies, provides an introduction to the rest of the document. Information included in the NPMS Statement of Requirements can be used to write this section of the a persuasive on drinking IAR . The problem/opportunity definition included in Section I of the SoR may be sufficient for the content of this section. The purpose of 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 dependent, 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 essay omit any sub-section that is not relevant. The writer may also wish to technologies change the order of the 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. 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 a persuasive, Cabinet or Ministerial decisions. It is a requirement that IAR s demonstrate that the development and implementation of the project are compliant with the NPMS . Thesis? Include a statement indicating and a persuasive essay on drinking, describing this compliance. 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 thesis warming, 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 on drinking age asset-based projects. 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. Birthday Party Essay In English? It is a persuasive essay age, 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 nature of any recent renovations that have been undertaken; detailed information regarding those features of the building of in english, 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 strategic value of the a persuasive on drinking building; and on technology essay, whether the building is being managed by an Alternative Forms of Delivery (AFD) contractor and age, 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 its main building systems, including any limitations it may have. Identify the building's Facility Condition Index (FCI), if it is available. Identify upcoming requirements for the building, omitting those associated with the current project.

This information can be summarized from the Asset Management Plan or the & the biosphere Building Condition Report. Briefly discuss the operational, financial, environmental and functional performance of the building and whether the performance targets for the building are being met. This information can be summarized from the Asset Management Plan. For asset-based projects, discuss any building-related problems or issues that may be driving this project. Essay On Drinking? Identify the research papers impact that these problems or issues are having on the operation of the building. For asset-based projects, this sub-section addresses the impact of the project on PSPC 's tenants.

For space-based projects, this sub-section provides background information on the tenants and the nature of a persuasive, their programs. This section should not include tenant space requirements; this is addressed in technologies, detail in Section 3, Project Requirements. On Drinking? 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. Research Papers? In situations involving more than one client, the 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 accommodation space within the essay 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 size or scale of the project precludes consideration of replacing the building as an option.

Identify the persuasive availability of any under-utilized government facilities and the suitability of a persuasive essay on drinking age, these facilities in comparison to client demand. In identifying under-utilized facilities, consider the entire federal inventory, including PSPC custodial facilities, facilities of other government departments, and cover, leased facilities. Summarize the a persuasive essay 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 the development of an IAR , while a MAR is essays & the, building specific and is used to determine the appropriateness of proposed rental rates. A MAR is a persuasive essay on drinking age, typically required for an IAR seeking LPA in order to determine the applicable market rental rates, if there is no other reliable source for 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). In summarizing the results of a market report, the analyst should note who carried out the report and 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 birthday party essay in english 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 properties within the relevant geographical boundaries that could potentially meet the identified requirement.

Describe the conclusions that have been reached based on the analysis of demand and supply as provided in the sections above. The conclusions should address the following questions: Is there likely to on drinking be suitable accommodation space within the existing government inventory? What is the vacancy rate and availability of 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 anticipated effective rental rates for suitable accommodation (i.e., rental rates adjusted for inducements)?

Tips on writing the cover 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 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 a chronology of essay, events. The purpose of this section is to fully describe the key requirements of the project.

For an asset-based project, this will involve the technical requirements related to building repair or modification, or system or component replacement. Dependent Persuasive? For a space-based project, this will involve the details of a persuasive essay age, client space requirements. A Project Charter (PC) and birthday party, Project Plan (PP) will likely have been prepared and approved as deliverables in the NPMS process. Much of the information required to 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 IAR , and the key content summarized. Supporting details that are found in the PC and PP do not need to a persuasive age be replicated in the IAR . For asset-based projects, identify the requirements for of global 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 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 essay on drinking age, required, the research papers date by on drinking age, which the birthday in english space is a persuasive essay age, required and for how long the research papers space is required. Space-based IAR s must include the PSPC Office Accommodation Allocation Limits form and must show that PSPC fit-up standards are being adhered to. Identify the number of a persuasive on drinking, 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). Also show the ratio of usable area to employment (m 2 u / FTE ). Research Papers? A sample of an OAF space entitlement calculation is attached as Appendix B. Attach the OAF calculation as an appendix to the IAR . Confirm that the a persuasive on drinking requirement meets the PSPC fit-up standards and identify any fit-up exemptions. Include the Fit-up Compliance Monitoring Form and, if necessary, the List of Non-compliant Items and Approvals as an 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 of global rationale for the geographical boundaries, particularly if they are considered to be restrictive. Also, identify if there is any need to be collocated, either with other groups within the same department or other departments. Identify the clients' parking requirements. PSPC will lease and essay on drinking, pay for parking spaces that are required by birthday party essay in english, clients for essay operational purposes. Additional parking requested by the client that is beyond their operational requirements, is essay technologies, paid for by the client department. Identify any special considerations that relate to either the client's requirements or the a persuasive 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 research papers why these special requirements exist. Develop a forecast of all relevant client demand in this location. A Persuasive On Drinking Age? 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 likelihood of these factors occurring and on technology, what impact would they have on client requirements? The analyst should be aware of changes to funding levels, program requirements and activities of client departments and be able to describe whether these changes will serve to increase or decrease demand for a persuasive essay age accommodation in this location. Describe any occupancy commitments that may have been made by the client. The analyst should identify the research papers 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 a persuasive on drinking, adjustment to the space envelope when the space entitlement warrants a reduction.

Identify whether the research papers client is 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 on drinking age, tables and/or appendices. Appendix A, Step 1, describes the process of research papers, defining project requirements. Fit-Up Standards Technical Reference Manual. 4. Identification and Analysis of on drinking age, Options. The purpose of this section of the IAR is to identify and analyze all feasible, practical options available to PSPC for technologies meeting the essay age identified project requirements.

This section generally consists of the following: the identification of options; the essay financial analysis; the analysis of non-financial factors; and a risk and sensitivity analysis. A Persuasive Age? While the contents of this section will vary depending on the situation, the 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 intended to document relevant non-financial factors, identify feasible options and provide indicative costs estimates and schedules for essay use in the analysis of options. Rather than replicating all of this information in the sections below, the Feasibility Report can be simply referred to and the key content summarized.

Identify and describe all reasonable options for satisfying the project requirements. At this stage, it is preferable to essay identify a greater number of options and then rule them out, rather than focusing too early on research papers, 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 essay on drinking, which will be eliminated from of global warming, further consideration. A Persuasive Essay Age? Briefly state why the thesis questionnaire cover letter 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. The status quo should form part of the in-depth analysis, as it is usually the fallback position if the recommended project is not approved. It is important to ensure that the status quo is fully analyzed and the consequences of maintaining the status quo are clearly identified. In preparing this section, the analyst should ensure that all reasonable options for providing accommodation have been explored. For larger projects, it is generally appropriate to include the evaluation of a public-private partnership (P3) option as part of the analysis. The inclusion of a P3 option as part of the essay on drinking age analysis was discussed previously in Section 2.4 of 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. It is important to & the identify the a persuasive essay on drinking age key assumptions made and thesis questionnaire letter, the level of risk associated with the estimates provided. Ensure that the requirements of the Canadian Environmental Assessment Act are addressed and a persuasive age, that the results of the Environmental Assessment, including any required remediation and monitoring measures, are included in the analysis. 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 research papers, the Investment Analysis Process, including Step 2, Generate Options, and Step 3, Narrow the Options. Much of the a persuasive on drinking content of this section was likely included in the Feasibility Report, in essay, which case it can simply be referenced and briefly summarized.

However, the age analyst should be alert to the fact that the situation can change between the time the Feasibility Report is cover, 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 essay on drinking age full costs to the federal government for each option. The quality of the financial analysis is only as good as the assumptions and input values on which it is thesis, based. It is the analyst's responsibility to ensure that all relevant costs are included in the analysis and that all assumptions and input values are realistic and reflect the best available information.

Special attention should be paid to those costs, which differ from one option to another. The financial analysis should include client-funded items, whether capital or operating. The cost of internal PSPC fees should also be included and are based on essay age, 1.8 times the hourly billable rate. A space/time diagram is useful to illustrate space use over party in english 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 a persuasive essay on drinking accommodating all tenants over thesis questionnaire cover letter the entire investment horizon. A Persuasive Age? If this diagram is used, it can be attached to the IAR as an appendix and technologies, referred to in the text. The results of the financial analysis should be presented, typically in table form showing the PVCOA , NPV IRR for essay on drinking age 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 Section 2.4 of this Guide.

The general approach is to thesis of global calculate the risk-neutral PVCOA (no provision for risk) as has traditionally been done using PSPC 's REFIT program and then adding a risk adjustment for each option in 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 a persuasive on drinking age uncertainty of various assumptions. Thesis Questionnaire Cover Letter? 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 a persuasive essay on drinking age, rent of a short term lease extension, rental market risks, and cyclical recapitalization risks). Risks associated with key economic factors should be referred to essay where applicable, for instance: inflation, interest rates and real estate market conditions. A Persuasive? 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 cover letter financial analysis is available in a persuasive on drinking, Appendix A, The Investment Analysis Process, Step 4, Undertake Financial Analysis. As well, the financial analysis process and the use of questionnaire letter, REFIT are fully described in 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 providing value to the federal government are taken into 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 a persuasive essay on drinking age inventory, either in terms of tenure mix or date of lease expiry marketability to other clients The extent to which each option is responsive to identified timing requirements Differences between the 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 research papers goals and objectives of the a persuasive essay age PSPC Sustainable Development Strategy. Identify any major differences between the options in terms of warming, their ability to a persuasive age 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. 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. Birthday In English? 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 a persuasive essay age analyst in formulating a justifiable recommendation that reflects all important criteria. 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 questionnaire cover feasibility of options by essay, assigning a score to each option with regards to thesis cover non-financial factors. Essay On Drinking? A total score is 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 warming uncertainty that surrounds future events and outcomes. It is the expression of the likelihood and age, impact of an dependent essay, 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 a persuasive age relative riskiness of each option can be determined. Party Essay In English? The first step is to identify the risk factors that could be relevant for a persuasive 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 defined in the RPB Risk Management Manual as an outline of the risks to which a project is exposed. It assists staff in identifying problems before they occur and persuasive essay, determining how they might affect the success of a project. 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 changing requirements Risk that forecast demand fails to develop Risk of not meeting timing requirements Risk of on drinking, cost overruns Risk of future performance being impaired Risk of environmental degradation Once the risk factors have been identified, it is research papers, 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 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 a persuasive essay on drinking, risk? Which option has the highest risk factor? How controllable are the essay technologies key risks for 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 the conclusions that were reached. Which option carries the lowest level of risk? Do any of the options carry an unacceptably high level of a persuasive essay on drinking, risk? The risk assessment carried out in this section of the IAR may be reduced in scope if the risk-adjusted investment analysis approach was used. If so, the financial analysis may have quantified the risk assessment for each option as part of calculating the essays biosphere risk-adjusted PVCOA . However, the essay age 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 essays biosphere, 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 age, 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 essay technologies combine the results of all of the analyses that were undertaken in a persuasive on drinking age, order to determine which option provides the overall best value to essays on geochemistry & the the federal government.

Consider the results of the financial analysis, the assessment of non-financial factors and risk assessment together. What overall conclusions can be reached concerning the investment decision? Identify the preferred option in consideration of all relevant factors. There should be a clear rationale in support of the preferred option. The analyst should include a concise statement as to why the preferred option is better than the other options that are available. The analyst should also identify any option that is a persuasive on drinking age, 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 persuasive, 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 on drinking age, printouts from the financial analysis and details of the analysis of essays on geochemistry & the biosphere, 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 strategic value of proceeding with the project. This section also is intended to illustrate that the development of the project has been carried out in a manner that is consistent with departmental policies and strategies. As noted above, one of the purposes of this section is to a persuasive essay age illustrate that the development of the project has been carried out in thesis of global warming, a manner that is a persuasive on drinking age, consistent with departmental policies and strategies. Research Papers? An effective way in which to do this is to begin the section with a checklist of strategic and essay, policy compliance. This should not be a standard checklist that is applied to all projects. Essay? Rather, the checklist should only essay include those strategies and policies that are directly relevant to the project and those which the essay project team have given specific consideration to as a part of planning the project. While the contents of the checklist may vary, the following is an 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 a persuasive essay on drinking age, strategies appears on the left, and there are columns to thesis warming 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. Essay On Drinking? This section defines the interrelationship between the relevant departmental strategies and the preferred option that is being put forward. It is not necessary to describe details of departmental strategies. Rather, focus on the impact that the strategy will have on the project being considered. Care should be taken not to burden the reader with details. National Investment Strategy, Community Based Investment Strategy and Strategic Action Plan.

National Portfolio Management Plan and National Portfolio Plan Good Neighbour Policy Sustainable Development Strategy NPMS Web Site. This section summarizes the investment proposal that is being recommended and the implications of this recommendation. While the contents of this section will vary depending on 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 research papers, being recommended for approval. Identify the total estimated project cost (or LPA amount), both with and without GST and the type of 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 a persuasive essay on drinking appropriate delegated authority required for project approval.

IAR s requesting PPA should identify the amount of essay in english, spending authority (based on 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 on drinking age, not necessarily the same as the thesis of global warming risk adjustment calculated as part of the essay on drinking age risk-adjusted investment analysis methodology. The calculation of the risk allowance is research papers, dealt with in the RPB Risk Management Manual. A Persuasive Essay? The estimated total project cost should include only those items funded or controlled by research papers, PSPC . Note that direct PSPC costs (fees billable to projects) should be listed at on drinking age, 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 on geochemistry & the, year in a persuasive age, budget year (year of disbursement) dollars (GST shown separately). Thesis Warming? Identify the client costs related to the project, indicating that the client agrees with these costs and a persuasive on drinking, 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 thesis 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 a persuasive implementation of the project, as well as the Accommodation Savings Tracking (AST) number. State whether or not the project will generate savings. Comment on the urgency of the project, and provide the results of any priority ranking of the project. This could include a statement regarding the on geochemistry & the biosphere impact of not proceeding with the a persuasive essay project. Indicate whether or not the client agrees with the proposed approach, and the implications if the 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 on technology essay method of acquiring the space should be identified (either tender call or direct negotiation). In the case of the essay age 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 on geochemistry & the biosphere, Existing Leases. A statement to this effect should be made in this section of the IAR . On Drinking Age? It is recommended that a schedule for on geochemistry biosphere negotiations be prepared to demonstrate the time required to 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 implementation of the project. 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. State the a persuasive essay level of cover letter, LEED standard that the project is required to meet as per the SDS. Essay On Drinking? 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 the project. Birthday Party Essay In English? For projects seeking EPA , outline how the essay age construction process will conform to SDS requirements. Ensure that the project budget and life cycle financial analysis reflects the questionnaire cover SDS aspects of the project (i.e., any increases in capital costs and decreases in operating costs). (See Appendix C - Sustainable Project Delivery for a persuasive on drinking age 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 significant impacts and how these impacts are to be mitigated and thesis letter, monitored.

If required, include a Strategic Environmental Assessment in the appendix. Identify any communication requirements associated with this project. If this is expected to a persuasive on drinking 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 essays & the biosphere, previous sections, and do not need to a persuasive essay be restated. Party In English? This section deals with the recommendations that flow from your analysis. Ensure that there has been adequate input and agreement from all parties. In particular, cost estimates and essay, 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 funding requirement, source of funding and the type and level of essay technologies, approval authority required.

Identify the a persuasive essay age Delegated Approval Authority (e.g. RDG , ADM , Minister, TB ). Identify the source of funding. State whether funding is available at research papers, 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 essay on drinking, the National Portfolio Plan, whether funding has been allocated, and if so, in what amount. For PPA , indicate the amount of dependent, 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 performance, and helps reduce the risk of the essay project not performing to expectations. Describe the project implementation tasks and activities, including engineering surveys, planning studies and thesis of global, other documentation that are required to move a project forward. If this is a request for preliminary project approval, include a description of the tasks and 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 a persuasive essay the project, including the research papers anticipated completion date and occupancy date. Ensure that the schedule is on drinking age, realistic and allows sufficient time for 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 dependent on technology essay, the NCA , by the Project Review Advisory Committee (PRAC) for asset-based projects or by 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. A Persuasive On Drinking? The Risk Management Plan describes how project risk management will be structured and dependent on technology, performed on the project. It structures the overall risk management activities for the project and covers who will be accountable for the process and a persuasive essay on drinking age, how mitigation results will be tracked.

The Risk Management Plan should be developed in accordance with the RPB Risk Management Manual, and more specifically, the Risk Management Plan Template found in the NPMS Risk Management Procedure. 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. Research Papers? The IAR should identify the key risks associated with the project and a persuasive essay, summarize the mitigation measures to effectively manage those risks. IAR s seeking PPA should specifically address risks associated with the project identification phase, the research papers approval process, the essay on drinking timing required to take the project to EPA , as well as the risk mitigation measures that will be required to manage the risks that have been identified for the recommended option. IAR s seeking EPA should identify risks associated with the implementation of the project and 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 responsible for essay in english ensuring that risk mitigation measures are acted upon during the implementation of the project and reporting on the outcome of unresolved risk issues. A Persuasive? Identify contingency plans for meeting critical milestones in technologies, 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 a persuasive essay age Project Leader and the members of the dependent Project Team. List the essay on drinking age person who prepared the IAR , the person who supports the IAR (Project Mgr., Asset Mgr., Facility Mgr., etc.) and the person who recommends the IAR . The Project Leader and & the, key members of the Project Team should sign the IAR to indicate their concurrence. A Persuasive? 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 technologies detailed information allows the main document to be shorter and a persuasive age, more readable. All appendices should contain decision-relevant information. Essays? Unnecessary appendices should not be included just because the information is on drinking, available. Questionnaire Cover? 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 a persuasive age, building performance Description of options and relevant costs Time/space diagram List of assumptions from the 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 essays on geochemistry 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 a persuasive on drinking age judgement and analytical skills of the analyst. 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 thesis warming, investment analysis can be organized. It is a persuasive on drinking age, recommended that the analyst document the dependent persuasive findings and conclusions that he or she has reached at a persuasive essay on drinking age, the conclusion of each of the eight steps. 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. Essay Technologies? It is the duty of the essay on drinking analyst to determine, in appropriate detail, what this project is calling for.

Therefore, the chief purpose of cover, this step is to determine and assess the scope and performance specifications of the project requirement. At this stage, it is imperative for on drinking age the analyst to determine essential and basic facts that will have to be considered throughout the dependent life of the essay 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 in english Project Charter and Preliminary Project Plan. The analyst usually takes the 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 hold preliminary discussions as required Develop the PSPC team that will review and on drinking, assess objectives and requirements of the thesis warming proposed project.

Consult relevant PSPC policies and documents, such as the CBIS , AMP , BCR , etc. Review all the relevant short, medium and long-term factors that may impinge on project success Document objectives and scope fully in the NPMS Statement of Requirements and Project Charter/Project Plan respectively. For example, a space-based project may include the amount of space required by the client, the type of space required and when and where it is required To the extent feasible, obtain client concurrence with objectives and scope. What are the relevant context and surrounding conditions (opportunities and constraints) in which this project is being undertaken? What are the objectives of this project or undertaking? How urgent is the a persuasive essay on drinking age 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 scope as defined?

Why or why not? What is the research papers likely role of 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 objectives and operational requirements of the a persuasive essay project have been firmly defined (in Step 1), the analyst is called upon to develop the full range of options that might plausibly meet the project requirements. 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 essays biosphere NPMS Project Identification Stage as part of preparing the Feasibility Report. The analyst usually takes a number of the following actions during this step: Hold a brainstorming session with members of the project team to 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 meet the objectives and requirements of the project Survey local real estate markets to determine whether any existing or proposed private sector buildings are able to meet the objectives and requirements of the age project Consult with stakeholders about options they might be interested in and concerns that they may have Depending on party essay in english, the nature of the 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 essay on drinking age each of the warming identified options without passing judgement. Have all plausible options for meeting the objectives and requirements of this project been identified? For larger space-based projects, consideration should be given to the inclusion of a P3 option. 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 a persuasive on drinking age, not justifiable to give all options an in-depth treatment that PSPC requires in an investment analysis. Party In English? 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 a persuasive essay age number of options for which an in-depth analysis will be undertaken. It should be noted that the status quo option is commonly included among the options for in-depth analysis. Narrowing down the list of thesis of global warming, potentially viable options for in-depth analysis is 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 proposed project Develop a list of criteria or decision rules to be applied fairly and equally to all options under consideration.

Consistency with portfolio objectives should be one of the criteria for screening the options Apply the criteria to screen out those options that cannot reasonably meet objectives and essay, 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 on geochemistry & the clearly unfavourable? Is there any way that the discarded options could be screened in and what is the a persuasive essay on drinking age likelihood of these conditions occurring? (i.e., has an option been disregarded too quickly due to 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 essay determination of the degree of financial viability of the potentially viable options using discounted cash flow analysis. A Persuasive Essay On Drinking? 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? The REFIT computer spreadsheet software is used for the financial analysis of accommodation projects. The financial analysis process and the use of REFIT are fully described in a separate guide. The following is a summary of the a persuasive essay on drinking age main actions undertaken by on technology, 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 a persuasive age all years of the investment horizon. Use REFIT to questionnaire cover letter calculate the DCF measures for each of the options: net present value, internal rate of a persuasive age, return, and present value cost of accommodation (PVCOA). Dependent On Technology Persuasive Essay? 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 each option.

Adding the risk adjustment to the most likely PVCOA will 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. Conduct a quality control check to ensure that there has been the essay on drinking utmost consistency in the treatment of the & the options and that the results are reliable and credible. Conduct a sensitivity analysis to a persuasive on drinking age determine to what extent the financially more attractive option is sensitive to 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. Essay? Ensure the assumptions and the results of the financial analysis are fully documented. Have each of the options been treated consistently in terms of a persuasive, assumptions and birthday party essay, input variables? How do these options rank in terms of financial viability, both before adjusting for risk and after, using the a persuasive on drinking age risk-adjusted PVCOA ? Based on research papers, the sensitivity analysis, does a change in the assumptions result in essay, a different option becoming the birthday party essay in english preferred option? How is PSPC to interpret the results from the discounted cash flow analysis? Step 5: Undertake Analysis of Non-Financial Factors. In addition to the financial perspective, the analyst is called upon to essay address the qualitative non-financial issues relating to thesis each of the options under consideration. Therefore, the purpose of this step is to review and evaluate the qualitative factors surrounding an investment decision. A Persuasive On Drinking Age? 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 party following actions during this step: Identify all of the non-financial factors that may have a bearing on essay on drinking, the selection of the preferred option. Relevant non-financial factors are those factors that differentiate the biosphere options under consideration. Undertake research as necessary to essay fully understand the questionnaire letter implications of each of the identified factors. A Persuasive? Systematically assess how each of the dependent on technology options performs with respect to each of these factors. The use of an a persuasive essay age, evaluation matrix, described below, may be a useful approach in on geochemistry & the biosphere, carrying out this assessment.

Document the results and essay, overall conclusions of the thesis questionnaire cover letter 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 qualitative analysis with respect to the preferred option or options? A Suggested Approach - Use of an a persuasive, Evaluation Matrix: The suggested approach for cover letter evaluating non-financial factors relative to the options under consideration is a persuasive age, 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 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 & the biosphere 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 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 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 identified criteria and a persuasive essay on drinking, 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 party in english 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 highly responsive with respect to the factor, and the option enables objectives associated with the factor to a persuasive age be met. A rating of 0 would indicate that the option does not provide any material benefit with respect to the factor. The analyst uses the highest applicable rating, based on 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 essays biosphere, a recommended approach, which provides the greatest overall utility. A Persuasive? The following example illustrates the thesis questionnaire letter layout of an age, 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 research papers analyse the key risk factors associated with each of the options being considered in order that the relative riskiness of each option can be determined. A suggested approach for undertaking this assessment is provided below. A Persuasive On Drinking? 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 changing requirements; Risk that forecast demand fails to develop; Risk of not meeting timing requirements; Risk of thesis questionnaire letter, 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. Undertake a risk assessment for each element of risk for each option. The risk assessment is a product of the likelihood times the essay on drinking age severity of the impact, as indicated below. High impact and high likelihood. High impact and 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 of global, 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 a persuasive, 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 feasibility of options by essay, assigning a score to each option with regards to non-financial factors. A Persuasive? A total score is calculated for thesis cover letter each option, using the essay sum of its scores relating to each non financial factor given. Determine an appropriate risk response. What actions are necessary to avoid, reduce, transfer, shore or accept the risk associated with the project? For example, one risk response may be to letter choose an option with a lower level of risk, or an option that allows risk to 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 be taken in the event of a particular unfavourable event or outcome occurring.

In many cases, the a persuasive 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 budget a risk allowance for research papers the project to reflect this residual risk. Prepare a risk management plan for the preferred option. This is a persuasive, 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 taken if required, and essays on geochemistry & the, that the organizational learning occurs on a persuasive essay age, the better management of risk. What types and what level of risk is associated with each option? How does each option rank in technologies, terms of risk? Which option is the a persuasive most risky and which is the least risky? How controllable are the research papers key risks for 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 level of risk for the preferred option? In this step, the analyst takes the essay on drinking findings of Steps 4, 5 and 6 and draws conclusions concerning which is the thesis warming preferred option for this investment decision. In selecting a preferred option among the options under consideration, the essay on drinking age analyst is challenged to demonstrate that financial, non-financial and party in english, risk considerations have been weighted appropriately, that all the a persuasive essay on drinking age 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 option that provides the essays biosphere greatest overall value to the federal government once all relevant factors are considered. Provides the full rationale supporting the selection of the preferred option. In cases where there is a close second option, document the rationale supporting this option and a persuasive essay age, 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 dependent on technology essay selected option (by the analyst). The analyst usually takes the following actions during this step: Prepares the a persuasive age recommendations that represent the party investment decision, including the appropriate approval authority to a persuasive essay on drinking be sought. On Geochemistry Biosphere? Prepares an Implementation Plan for on drinking age the project. Proposes a project schedule, including the optimal date for project initiation and the completion date.

Identifies the source and availability of funding. Reviews briefly the involvement of the client and other parties and on geochemistry, 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 the Office Accommodation Framework. This table gives an example of an Office Accommodation Framework space entitlement calculation. It lists various items that require an essay on drinking age, allocation of space, then for each item lists the number of full time employees, space required per employee, and total space required, relative to 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 thesis warming, project delivery is mandated principally under four Federal Government initiatives, Canadian Environmental Assessment Act (CEAA), 1999 Cabinet Directive on essay, Environmental Assessment of Policy, Plan and Program Proposals, a Strategic Environmental Assessment (SEA), An amendment to technologies the Auditor General Act establishing the Office of the Commissioner of the Environment and essay on drinking age, Sustainable Development, and Canada's commitments under the Kyoto Protocol.

Of these, the on geochemistry first two are focused on assessing the environmental impacts of a project or activity and identifying mitigation measures where required while the a persuasive essay last two are more focused on establishing performance targets in support of a more sustainable society. Thesis Of Global? 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 essay on drinking, 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 greater possibility of being significantly effected by the CEAA and the 1999 Cabinet Directive on essay, Environmental Assessment of a persuasive essay on drinking, Policy, Plan and Program Proposals. Of Global Warming? At the moment, CEAA requires Federal Departments and Agencies, including PSPC to conduct an Environmental Assessment (EA) for all projects, as defined under the Act for which there is a trigger. Under the Act and for the purposes of a persuasive on drinking, this discussion, a project is defined as an activity in relation to a physical work, any proposed construction, operation, modification, decommissioning, abandonment or other undertaking in on technology, relation to that physical work.

A trigger can be described in general terms as meeting any one of four conditions: A Federal Authority (Department or Agency) is the on drinking proponent of the project or commits in some manner to 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 the purpose of letter, enabling the project to be carried out in whole or in part; Sells, leases or otherwise disposes of land or any interests in land, or transfers the on drinking age administration and control of those lands for 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 thesis be carried out in whole or in part. Once it is established that the a persuasive essay age undertaking is a project and a trigger is operating, it must then be determined under which of the regulations of the Act the project falls. Thesis Of Global Warming? 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 work with 100m of a persuasive essay on drinking age, 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 projects included in the Exclusion List regulations. This regulation lists those types of projects that either are known to essays on geochemistry have insignificant environmental impacts or those projects that will be required to a persuasive on drinking age complete an thesis questionnaire cover, environmental assessment under the jurisdiction of some other level of government, such as a province or municipality. The first stage of the EA process is essay age, a “Screening, which determines the degree of likely environmental impacts and & the, the necessity for a more rigorous or comprehensive assessment. Because the CEAA requires that the EA must be undertaken before any irrevocable decisions are made, it is appropriate to a persuasive essay age examine these issues for thesis of global the completion of an IAR at the earliest point because the options examined here can significantly affect the environmental impacts of a persuasive essay age, 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 located on a high density, urban site as opposed to a low density suburban site. Essay? If an investment decision is made on the basis of an a persuasive on drinking, analysis that did not take these environmental impacts into essay consideration, then the intent of the CEAA is not being respected. Consequently, the most appropriate point at which to undertake a broadly based EA is in 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 a persuasive essay on drinking, Cabinet, or in some circumstances, by Treasury Board Secretariat. Although the directive was intended to ensure an environmental assessment is carried out for policy, plan or program initiatives, major real property projects will require an environmental assessment if they require Cabinet or Treasury Board approval. A strategic environmental assessment will have to consider the essays biosphere broad based environmental impacts of on drinking, 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 current PSPC Sustainable Development Strategy, and Plan for honouring our Kyoto Commitments. in terms of cumulative effects over both space and on geochemistry biosphere, time, the SEA must examine how the project may interact with other projects in its immediate vicinity and not only on drinking immediately but over an extended period of of global warming, time. On Drinking Age? An example of this principle might be the question of how a project will affect traffic in the neighbourhood. Taken alone, the 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. The SEA must recognize the party possibility of such impacts and a persuasive essay, 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 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 of global warming 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 . The examination of issues should be expanded to include the Good Neighbour Policy and the current PSPC Sustainable Development Strategy. From the SEA perspective, if the asset itself has not been assessed, then one should be undertaken and then, for the project, a further assessment should be carried out to determine how the 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 local ecological values? Does the project affect the essay age site landscape and contribute to more effective storm?

Energy: Does the project affect the persuasive essay assets energy efficiency? Does the a persuasive on drinking 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 project affect indoor environmental quality - air, light, noise? Does the thesis project affect the occupants' ability to control their local conditions? PSPC Sustainable Development Strategy (current)

The 1995 amendments to a persuasive on drinking 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. Party Essay In English? They are subject to audit by the Office of the Commissioner of the Environment and Sustainable Development as well as the office of the Commissioner reporting directly to Parliament on its assessment of the progress made by a persuasive on drinking age, individual departments and the Federal Government overall. PSPC , in its third Sustainable Development Strategy (SDS), submitted for the period 2003 to 2006, made some significant commitments with respect to the management of its assets and project delivery. Essay? These commitments were followed by further commitments in the SDS 2007 to a persuasive on drinking 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 essay 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 on drinking, 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 building operations from landfills; and Introduction of these principles into the Department's lease agreements. And specifically for leases: All leases of 500 m 2 the building will be managed to the equivalent of questionnaire, 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 a persuasive essay on drinking LEED Gold standard.

The second item in this list is, in fact, a methodology that supports all the other items. The Leadership in Energy and warming, Environmental Design (LEED ™ ) and Building Research Establishment Environmental Assessment Method (BREEAM) Green Globes ™ are both recognized tools for measuring the environmental performance of a persuasive essay on drinking age, a building in birthday, 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 a persuasive on drinking age, 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 thesis of global, environmental performance. The table below illustrates the a persuasive age areas covered by both tools and how they address the targets of the party essay in english Department's SDS. When assessing the various options for a project in an IAR , the 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 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 essay on drinking age two methodologies.

As noted above, in 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. Dependent? For instance, while LEED places Alternative Transportation under the Site category on the argument that it is intimately associated with the characteristics of the a persuasive on drinking site, BREEAM /Green Leaf places Energy-efficient Transportation under the Energy category on the argument the thesis questionnaire cover most significant aspect of the transportation issue is the energy associated with the daily commute to and from work. Also the relative significance of a persuasive essay on drinking, 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 birthday essay 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 a persuasive essay age 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 research papers, Building Commissioning under Energy Atmosphere. On Drinking Age? The other aspects are Credits and design team selects which one under the six categories the project will try to 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 requirement of the credit which can be applied individually or in combination or, two, that there are graded levels of technologies, achievement for that category and more points are awarded for on drinking greater achievement. To achieve a LEED Silver standard (the commitment for most of the types of projects that the Department will be undertaking) at least 33 credits must be accumulated for dependent on technology the project. The Gold standard requires at least 39 credits but is a persuasive on drinking, only required on construction of new crown owned office building, long term leases or lease purchase projects. Under the research papers BREEAM /Green Leaf system, there are no prerequisites required for the project design. Also, BREEAM /Green Leaf uses a graded level of achievement in more categories and includes project management issues such as having an environmental management policy specific to a persuasive essay on drinking age the project. The Department's commitment with respect to the BREEAM /Green Leaf system is to 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. Research Papers? 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 essay, example of both LEED and BREEAM assessments for a given whole building project. Party Essay In English? 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 essay age 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 dependent, 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 a persuasive essay age, completing the full and on technology, detailed system selected for the project. Where the space under consideration does not constitute an entire building but only a persuasive on drinking a portion of it, for example the of global warming leasing of space, the Department's sustainable development commitment is to try to locate such space in 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 a persuasive essay age, facilities that do not meet these standards. Under these circumstances, the birthday party in english space that is being leased should be fitted out to meet sustainable development standards that reflect these expectations for that space. To assist the essay age planning and technologies, design process for these space fit-up projects and to measure their success, assessment tools exist for both the LEED and a persuasive age, 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 LEED system. The LEED CI, as it is known, has been developed only for the US at technologies, this point and is not yet adapted to the Canadian market. Essay? This is anticipated in the future, but the timing is uncertain. The BREEAM /Green Leaf system, on the other hand, was developed specifically for a PSPC project and reflects Canadian market conditions. In the 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 whole building systems, it is up to the project team to determine which system more closely meets the requirements of their specific project. This table gives an example of 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 various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by technologies, 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 essay on drinking age, its total score. which includes some combination of 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 research papers, BREEAM assessments for a given whole building project. A Persuasive Essay Age? The table shows how each assessment would be done for on geochemistry a project, with the project being scored in various areas of environmental concern. In the a persuasive on drinking 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. Progress towards sustainable development in these cases will be tied to the individual asset's Asset Management Plan (AMP) and party essay, through it to the asset's Strategic Environmental Assessment.

Included in a persuasive, 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 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 not the research papers case for all PSPC assets. However, BOMA Go Green Plus assessments are a requirement of the SDS 2007 to 2009 for a persuasive essay on drinking PSPC Crown-owned office buildings and must be completed for all these assets by March 2010. The significance of this approach is that the Department will not evaluate individual projects for their sustainability but will do so as these projects affect the 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 replacement of an asset's heating boiler, the sustainability of thesis letter, 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 a persuasive age the energy section of the assessment and improve the overall score of the asset. It may even move the asset into a new, higher level of recognition.

In this way, the on geochemistry 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 persuasive on drinking age, 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. - Résumé des titres ) ACCELERATION CLAUSE A clause in a loan contract or mortgage which permits the essays & the biosphere lender to require the immediate repayment of the entire balance if certain term of the contract is a persuasive on drinking age, breached or a condition for essay technologies repayment met. It also gives the essay borrower the right to pay more than the regular payments, or to pay the dependent persuasive essay full amount prior to the maturity date with or without penalty. (Fr. - Clause de remboursement anticipée ) ACCESS The means of approach to a persuasive essay on drinking real property.

It could be a walkway, or in the case of an easement, a right-of-way. (Fr. Dependent? - Accès ) ACCESS RIGHT The right an owner has to enter onto on drinking age, and exit from party essay in english, 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 a persuasive on drinking, service and management of accommodation and for all expenses and expenditures required to manage and provide the service and accommodation. Useful as a means of determining the worth or value of retaining the service or acquiring the warming 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 on drinking, prepared. Costs may or may not be indexed to dollars at the date the accumulated cost is prepared. (Fr. - Coût cumulatif ) ADDITION An approach to increasing Crown-owned accommodation whereby the on geochemistry & the biosphere Crown calls tenders on complete plans and on drinking, specifications to construct an addition to an existing improvement on Crown land. A construction contract is & the biosphere, 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 making a claim and meeting certain statutory requirements. The law gives an occupant of land who maintains actual, open, notorious, exclusive and continuous occupancy of property for a specific statutory period the essay on drinking age 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 essay, known as acquiring property by prescription. (Fr. - Possession adversative ) AFFIDAVIT OF TITLE A sworn written statement by a persuasive essay age, a seller declaring that he owns the property in question, that no one made any claim to dependent on technology essay it, and that there are no liens or judgments against him which affects the title to essay the said property. (Fr. Research Papers? - Affidavit relatif au droit de propriété ) AGREEMENT OF PURCHASE AND SALE A written contract whereby a purchaser agrees to buy and essay, a seller agrees to research papers sell certain property under specific terms and conditions. (Fr. A Persuasive On Drinking? - Convention de vente et d'achat ) AIR RIGHTS The right to inclusive and undisturbed use and control of research papers, a designated air space within the on drinking perimeter of a stated land area and essays & the biosphere, within stated elevations. A Persuasive Essay Age? Such rights may be acquired for the construction of a building above the on technology persuasive land or building of another, or for the protection of the light and air of an existing or proposed structure on an adjoining lot. (Fr. A Persuasive Essay Age? - Droits sur l'espace aérien ) APPRAISED VALUE Value estimated by birthday party essay in english, 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 a persuasive essay age, the case of essays biosphere, a transaction between related parties. (Fr. - Transaction sans lien de dépendance ) ASSESSED VALUE The value of property as determined for taxation purposes in accordance with assessment law. (Fr. - Valeur imposable ) ASSIGNMENT The transfer of a persuasive on drinking age, contractual or other rights to another person such as the transfer of an interest in a bond, mortgage, lease or other instrument. (Fr. - Cession ) ASSIGNMENT OF MORTGAGE Legally, a mortgage is considered personal property except in Quebec, and warming, 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 mortgage, the amount due on 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 which it is registered. A Persuasive On Drinking? The registration of the assignment of mortgage provides notice to third parties. (Fr. - Cession de l'hypothèque ) BALANCE SHEET A statement of 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 term.

(Fr. Essays Biosphere? - Dernier paiement majoré ) BILL OF SALE A document that testifies to the sale of personal property, such as an automobile. In real estate transfer, only personal property, such as fixtures or other equipment, may be evidenced by a bill of a persuasive on drinking, sale. (Fr. Dependent On Technology Essay? - 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 a persuasive essay age satisfy loan policy. Essay? 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 so on. (Fr. - Hypothèque générale ) BOOK VALUE The net amount at which an asset or asset group appears on a persuasive essay on drinking age, the books of thesis of global warming, 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 essay age said property. The building is 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 thesis, improvement on his or the Crown's land and the Crown agrees to purchase the 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 a persuasive, income. As it affects leases, the owner is entitled to claim depreciation on thesis of global, his buildings or improvements thus reducing the 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 on drinking property and thesis cover letter, mortgage debt service (interest and principal payments). (Fr. - Flux Monétaire ) CAVEAT EMPTOR Latin sentence meaning Let the age 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. Persuasive? - Titres successifs ) CHATTEL Any property other than (freehold land) real property. On Drinking? Chattels personal are movable, tangible articles of property.

(Fr. - Biens meubles ) CLOSING DATE The date stipulated in the Agreement of Purchase and Sale for essays on geochemistry & the biosphere the completion of the real estate transaction. (Fr. - Date de transfert de propriété ) CLOSING STATEMENT The adjustment of accounts between the on drinking age Vendor and party, the Purchaser of real property relating to the sale price, taxes, public utilities, mortgage, fuel, etc. The vendor pays all his expenses to a persuasive age that date (such as his proportional share of fuel, real estate taxes etc.). He credits money prepaid and thesis, 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 essay on drinking, law. An essential feature of a contract is a promise by one party to essay technologies 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 a persuasive essay on drinking age, legally enforceable there must be: capacity to contract; intention to contract; consensus as to the terms of the contract; valuable consideration; legality of purpose; and certainty of research papers, terms. (Fr. - Contrat) CONTRACT RENT Payment for the use of property designated in a persuasive essay age, a lease. Thesis Questionnaire Cover? The term is used to on drinking establish the fact that the actual rent paid, the contract rent, may differ from market, economic rent. (Fr. - Loyer contractuel ) CONVEYANCE The transferring of thesis questionnaire letter, real estate or the interest in a persuasive essay, 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. - 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 the other that something is & the, 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 persuasive, a grantee of thesis letter, property (and also of a persuasive essay on drinking, 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 improvement on Crown land. A construction contract is agreed upon essay technologies, with the essay acceptable bidder. (Fr. - 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 birthday party essay in english be replaced in order to continue in essay age, that use. Dependent? Would not likely exceed the replacement cost of the facility or the amount a prudent person would pay rather than be ejected from the a persuasive 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. - Décret ) DEDICATION The voluntary giving of private property to some public use by the owner, as the cover letter dedication of land for streets, schools, etc., in a development.

(Fr. On Drinking Age? - Affectation ) DEED A written instrument, signed, sealed and warming, delivered, by which one person conveys land or an age, interest in land to essay another. A Persuasive? The term may include a mortgage of real property. Research Papers? 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 manage and settle the 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. On Drinking Age? - Acte de négociation et de vente ) DEED DESCRIPTION A recitation of legal boundaries of a parcel of land as contained in of global, a deed of conveyance. (Fr. Age? - Description de l'acte ) DEED, QUITCLAIM A form of conveyance whereby whatever interest the grantor possesses in the property described in the deed is technologies, conveyed to the grantee without warranty of a persuasive essay age, title.

(Fr. - 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 real estate. (Fr. - 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. Of Global Warming? There is a statutory short form that lists the five covenants. On Drinking? They are: 1) That said is seized of said premises in fee simple, and has good right to research papers convey the same; 2) that the party of the second part shall quietly enjoy the a persuasive essay age said premises; 3) that the said premises are free from encumbrances; 4) that the party of the cover first part will execute or procure any further necessary assurance of the title to a persuasive on drinking age 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 fixed and permanent, it must be given an exact description, especially when conveying title. There are many ways to thesis questionnaire letter describe land, including: metes and a persuasive age, 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. - Description du bien (immobilier) ) DOMINANT ESTATE or TENEMENT A property that benefits from an easement. That to which a servitude or easement is due, or for the benefit of which it exists. The property subject to an easement is 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 another and is obtained for a special purpose rather than for general use or occupation. Questionnaire Cover Letter? 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 age the easement). The most common type of easement is a right-of-way.

(Fr. - Servitude (de Common Law) ) ECONOMIC RENT A synonym for thesis questionnaire letter 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 period of a lease and is always stated in relation to a specific date. It is the amount for which the property could have been rented for at the date of valuation if it had been available for a persuasive essay age rent to a new tenant. (Fr. - Loyer économique ) ECONOMIC VALUE Value as determined by the Income Approach to letter value. (Fr. - Valeur économique ) EMPHYTEUTIC LEASE or EMPHYTEUSIS In Quebec only, is a contract by which the a persuasive essay proprietor of an immovable conveys it for a time to another, the lessee subjecting himself to make improvements, to questionnaire 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. Age? [6] (Fr. - Bail emphytéotique ou Emphytéose ) ENCROACHMENT The unauthorized extension of the boundaries of cover, land. A Persuasive? A situation in which any building or part of a building goes outside the boundary line of a parcel of land and intrudes on the land of another.

(Fr. - Empiètement ) ENCUMBRANCE A claim, lien, charge or liability attached to and binding on real property. Example: A mortgage, taxes, judgement, easement or right-of-way, restriction in deed, etc. (Fr. - Charge ) EQUITY Any right or claim to on geochemistry assets. An interest in age, property or in business, subject to claims of creditors. (Fr. - Intérêt des créanciers et des propriétaires ) ESCALATION or ESCALATOR CLAUSE A clause in a mortgage or lease, which provides for of global an increase of payment at will or at periodic intervals, upon essay on drinking age, 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 research papers the hands of a third person, to be held by the third person until the happening of a contingency or performance of certain obligation, and then by him delivered to the grantee, promisee or obligee. (Fr. - Contrat de Dépôt entre les mains d'un tiers ) EXPROPRIATION The compulsory (i.e. without the 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 a persuasive essay on drinking age dispose of the property during the owner's life.

An inheritable estate. (Fr. - Fief, Fief simple, Fief absolu ) FINANCIAL LEASE A contractual commitment on thesis of global, the part of a lessee, which requires a series of payments to be made for the use of an asset over a persuasive essay the service life of the asset. Under a financial lease, the 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 technologies 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 age, 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, 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 on drinking, escalator (escalation) clause, which stipulates only specific circumstances for increases. (Fr. - Bail à loyer variable ) GRANT A transfer of title to of global warming 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 a persuasive on drinking buyer. (Fr. - Cessionnaire ) GROSS INCOME Revenues before deducting any expenses. 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 rent but no operating or maintenance expenses. (Fr. - Bail brut ) GROUND LEASE A lease, which gives the research papers right of use of land. Normally any real property improvements made by the lessee during the a persuasive essay on drinking age term of the lease will revert to the owner at warming, the end of the lease term (Ground Lease Reversion). (Fr. - Bail Foncier ) GROUND RENT The rent paid for the right of use and occupancy of a parcel of essay age, 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 biosphere extent of the ownership in the thing, granted.

(Fr. - Clause de délimitation ) HISTORICAL COST Original cost of a persuasive essay age, acquisition of a property at the date of acquisition. (Fr. - Coût d'origine ) HYPOTHEC In Quebec law, real right or charge, which encumbers an & the biosphere, immovable property to secure the fulfillment of an essay, obligation of a debtor (usually repayment of a loan). It has similar function as mortgage. (Fr. Thesis Of Global Warming? - Hypothèque ) INDEMNIFY Legally it means, to 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 essay on drinking 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. Warming? (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 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 persuasive essay age, a real property, i.e. an individual does not own a particular part of birthday party essay, a property, but his proportionate share of the entire property.

The ownership interests of each individual expire with his demise and age, 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 research papers, under the surface, including minerals and oil and everything above the surface including the buildings on the land and the column of 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. These boundaries and directions (metes and bounds) are then fully described in a deed.

A land description must contain a beginning point, definite corners, specific lengths, specific directions, and on drinking age, an area measurement in accepted units (usually acres, rods, square feet, square miles or square meters). [2] (Fr. - Arpentage ) LEASE A contract between the owner of thesis questionnaire, real property (lessor) and another party (lessee) for the possession and age, use of the 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 either the landlord or the tenant. Thesis Letter? They are paid for either by amortization under the lease or in a lump sum payment, or in some other arrangement made between the two parties. (Fr. Essay? - Améliorations locatives ) LEASE PURCHASE A lease wherein the owner of the real property has agreed to sell the property upon the termination of the dependent persuasive essay lease contract. Various forms of the lease purchase are as follows: (Fr. - Bail-achat ) LEASE WITH AN OPTION TO PURCHASE The option to on drinking purchase the real property at warming, a determined amount during or at the end of the lease term. The lessee exercises this option by terminating the lease contract at one of the pre-specified dates during the lease or at a persuasive age, the end of the lease term and paying the purchase price applicable to the date of termination. The purchase price is predetermined and 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 research papers owner of a land, leases it to on drinking age another party (ground lease) under an thesis cover letter, agreement whereby the party will construct an improvement and lease it back to essay on drinking age the owner. Under varying agreements the 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 research papers ground lease the improvement becomes the 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 improvement for on drinking age the landowner, having entered into a lease purchase agreement. (Fr. Research Papers? - Construction/bail-achat ) LEASE TENDER (PROPOSALS) The Crown invites bids from the private sector property owners offering to essay on drinking lease space. On Geochemistry & The? The bids received are point rated against pre-established criteria. Essay? Certain minimum specifications must be met. The successful bidder is selected by a formula combining his point rating and essays on geochemistry biosphere, 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 a persuasive essay age Department, in the position of the party essay in english landlord, agrees to let another government entity use the a persuasive real property for thesis of global warming a specific period of time for rent or other income. (Fr. - Concession de loyer ) LICENCE (OF OCCUPATION) Permission or authority to enter on land and to do particular act or series of acts on essay on drinking age, land of another.

A licence passes no interest in land, and is always revocable. If a licence is coupled with an interest, or if it is granted for 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 a competitive and open market under all conditions requisite to questionnaire cover a fair sale, the a persuasive essay age buyer and seller each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. The probable price at which property would sell for at the date of essays on geochemistry & the biosphere, appraisal allowing a reasonable time to find a purchaser. METES AND BOUNDS Metes (measures in meters) and bounds (direction in degrees) make possible to describe completely and essay, accurately boundaries in real property. (Fr. Persuasive Essay? - Bornes et limites ) MORTGAGE Conveyance of an interest in land as security for a debt. A contract by which a person binds the whole or a portion of a persuasive age, 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 the rental stipulated, the lessee pays all or part of the expenses of operating and maintaining the dependent persuasive property.

These additional expenses may or may not be paid directly to the landlord. In common usage, the degree to which various items of expense are to on drinking age 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 thesis letter tenant pays basic rental plus taxes. Net Net Lease, the tenant pays basic rental plus taxes and maintenance. A Persuasive Essay? Net Net Net Lease, the cover letter tenant pays basic rental plus taxes, maintenance and on drinking, operating expenses. Net Net Net Net Lease, the tenant pays basic rental plus taxes, maintenance, operating expenses and structural maintenance. In the negotiations the parties may differ in regard to the definition of the lease, one person regarding it, for example, as a net lease and the other regarding it as a net net lease. The respective meanings are fluid, dependent on individual interpretation. There is thesis of global warming, no one right meaning. NET PROFIT Profit remaining from revenue after deducting related costs.

It usually designates the final figure on an income statement (equals net income). Ordinarily, net profit is synonymous with net income. (Fr. - Profit net ) NET RENT In current market phraseology because of 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. A Persuasive Essay On Drinking? - Loyer net) NON-CONFORMING USE A use of land, which is not compatible with zoning regulations but may be tolerated with certain restrictions. (Fr. - Utilisation non conforme ) OFFER TO LEASE or LET A promise subject to certain conditions specified by the offering party to lease or let real property. If the terms of the dependent persuasive offer are in law sufficiently complete (i.e. are not deficient in omitting any one of the basic elements required to form a lease, for example, the essay amount and particulars of payment of essay, 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. Essay Age? If the offer is complete in specifying the terms and conditions of the on technology persuasive purchase or sale then, when accepted it results in on drinking, a binding contract. in Public Works, where offers to research papers 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 essay on drinking, Maintenance Reserves for Replacement. Income, Corporation and Business taxes CCA Debt Service Capital Improvements. (Fr. Thesis Of Global Warming? - Coûts de Fonctionnement et d'entretien (E. A Persuasive On Drinking Age? et E.)) OPTION A right of choice. An agreement, in consideration for the payment of 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 payment is persuasive, forfeited. (Fr. - Option ) OPTION TO PURCHASE Where a party obtains from an owner (vendor) the exclusive right and opportunity to purchase a property within a certain time at an agreed price and on specified conditions. A Persuasive On Drinking Age? The option to purchase is essay, most commonly used to protect the essay price of the property from changing while planning proceeds or approvals are sought.

Generally, a fee is paid to the vendor for this right. In provinces other than Quebec, the 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 if that owner sells, the questionnaire cover subsequent owner is essay on drinking age, not bound by the option. The option to purchase is also found in lease purchase agreements. (Fr. - Option d'achat ) OPTION TO RENEW A LEASE The right of the tenant to renew an existing lease at the same or pre-negotiated terms and conditions. (Fr. Thesis Questionnaire? - Option de renouvellement ) PERCENTAGE LEASE A lease stipulating that a percentage of the tenant's gross or net sales, as defined by a persuasive essay on drinking, the lease, will constitute the party essay 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 a persuasive essay age, Surrogate Court that the essay technologies document produced before the a persuasive Court for official recognition and registration, and dependent essay, alleged to be the last will and testament of a persuasive on drinking, a certain deceased person is such in reality. The Certificate issued by the Surrogate Court states that administration of the deceased's estate has been granted to the executor proving the of global will. (Fr. - Homologation ) PROFORMA A term applied to a balance sheet or other statement, or an account which contains a) in whole or in essay, part assumed figures or other facts, some indication of the character and purpose of the contents of the essay statement or account and the assumptions on which it is based ordinarily accompanying the use of the phrase; or b) no figures and is intended to indicate form, range, descriptions or other characteristics of a proposed presentation. (Fr. - Pro forma ) PROPOSALS An invitation for proposals is an alternative to a tender call where the private sector is invited to develop proposals to provide accommodation to the Crown under general conditions with flexible design specifications. A Persuasive Essay Age? 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 research papers 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 Crown purchases an a persuasive age, existing property and obtains immediate ownership for some financial consideration normally paid in birthday party, a lump sum. (Fr. A Persuasive? - 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 research papers 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. - 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 generally whatever is age, erected or growing upon or affixed to land. Also rights issuing out of, annexed to, and exercisable within or about land. The term corresponds very nearly with immovables of the thesis civil law. It is usually synonymous with REAL ESTATE. (Fr. - Bien-fonds ou Propriété foncière ) RENOVATION An approach to rendering existing accommodation functional for a specified need. Essay Age? The Crown calls tenders on complete plans and essay in english, specifications to renovate an existing improvement on Crown land. A Persuasive Essay Age? A construction contract is on technology persuasive, agreed upon with the lowest acceptable bidder. (Fr. Essay? - Rénovations ) RENT The amount paid for of global warming 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 Persuasive Age? 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 property. (Fr. - Restriction ) RETURN ON INVESTMENT Is the net income divided by essay, 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 a persuasive age, invested capital.

(Fr. - Rendement du capital investi ) REVERSION The returning of rights in persuasive essay, real estate to the grantor, such as the return of the a persuasive essay on drinking use of real estate to the lessor at the expiration of thesis of global warming, a lease. The term reversion has two meanings: first, as designating the right (estate) left in the grantor during the continuance of a particular estate; second, the residue left in on drinking, grantor or his heirs after termination of a particular estate. Essays Biosphere? It differs from a remainder in age, 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 thesis cover, an appropriation or issue of securities for the purpose of providing working capital that is to be replenished through revenues or transfers from users of the fund's facilities. (Fr. - Fonds renouvelable ) RIGHT OF FIRST REFUSAL TO LEASE The right given by the landlord to a party requiring the a persuasive essay on drinking age landlord to offer to thesis letter lease certain premises at the same rent and on drinking age, under the same conditions as have been offered to him by essay technologies, a third party. If the person who has the right of a persuasive essay age, first refusal refuses to accept the thesis of global 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 the owner of a persuasive essay on drinking age, real property to a party requiring the owner to offer to sell the property to that party at cover letter, the same price and under the same conditions as have been offered to the owner by a third party. If the on drinking person who has the right of first refusal refuses the offer, then the warming owner may sell the property to the third party at that price and on essay on drinking, those conditions, but not any other price or conditions. (Fr. Questionnaire Cover Letter? - Droit de préférence a l'achat ) RIGHT-OF-WAY An easement; the right of passing through the 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 a persuasive on drinking, owner to the use and enjoyment of water which flows across or along his land. It includes a right of an owner of letter, land abutting a body of water to make use of the water area for piers, boat houses, for fishing, boating and age, navigation, and the right of access for such purposes, which right is limited by public need if on 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 buyer for thesis of global warming the same property. A method of raising investment capital in a persuasive essay age, the private sector. Under varying terms, the property may be recoverable at warming, 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 account for all revenues obtained from delivery of a service and for all expenses and expenditures required to a persuasive essay manage and provide the thesis of global warming service. Useful as a method of determining the worth or value of essay age, retaining the service or acquiring the product by other means. (Fr. - 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 research papers, the end of a stated period of time. (Fr. On Drinking? - Fonds d'amortissement ) SUBLEASE An agreement conveying the research papers right of use and occupancy of a property in which the lessor is the lessee in a prior (main) lease. On Drinking Age? Often, a sublease involves the research papers subletting (subleasing) of but a portion of the premises included in a persuasive essay age, the prime lease. The distinction between a sublease or subletting and an assignment of lease is dependent persuasive, that an 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 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 a persuasive age, property by two or more persons each of in english, whom has an undivided interest which, upon his death, passes to his heirs and not to essay on drinking the survivor or survivors.

The heirs become tenants in common with the survivors. The holding of an estate in land by different persons under different titles, but there must be unity of essays biosphere, 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 a persuasive union of 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. - Système Torrens ) TOWNSHIP A territory subdivision that is six miles long, six miles wide, and contains 36 sections each one-mile square. (Fr. - Canton ) TURN-KEY LEASE A lease stipulating that the rent includes all services and the cost of alterations and fitting up carried out by research papers, the landlord at age, his direction and expense amortized over the period of the lease. (Fr. Dependent Persuasive Essay? - Bail clés en mains ) WARRANTY DEED A deed conveying to essay age the grantee title to the property free and clear of all encumbrances, except those specifically set forth in the document.

(Fr. Questionnaire Letter? - 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 on drinking cost per essays on geochemistry biosphere, rentable unit of occupancy. A Persuasive? This cost combines the essays capital costs of the project amortized over its economic life, interest on the current land value, and a persuasive essay on drinking age, 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 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 essay, taxes and appreciation in property values) will create a revenue stream for the project which when discounted equates to the present value of the cost stream. (Fr. On Drinking Age? - Loyer-rentabilité ) CAPITALIZATION The process of converting into a present value, a series of anticipated future annual installments of 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. Thesis Of Global? - Capitalisation ) COST OF ACCOMMODATION (PRESENT VALUE) Present value cost of accommodation refers to the cost stream elements (initial capital, OM, taxes, management and additional downstream costs associated with the essay on drinking age project) discounted from on geochemistry, their date of occurrence back to the planning date minus the revenue stream from the private sector (if any) and a persuasive, the residual property value also discounted back to the planning date. The present value cost of thesis cover letter, accommodation is essay, used to measure the cost to the Crown of providing the accommodation over thesis questionnaire letter the investment horizon and on drinking, is comparable between alternatives with the same investment horizon. (Fr. - C oût des locaux (valeur actualisée) ) DEFLATION A decrease in 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. Birthday? An investor's discount rate varies with the type of project, duration of the essay age investment, risk and the scarcity of capital. The only discount rate calculated for dependent persuasive essay the government as a whole is published by the Department of Finance based on 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 a persuasive essay on drinking, other types of economic analysis in 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. The present value equivalent of each item of essay, project costs and revenues is the on drinking age amount which would have to be put aside at the planning date compounding at the discount rate to equate to research papers the actual future value of the on drinking age 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 and of the investment, over and above the birthday economic rent due to land. This period can never exceed and generally is 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 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 nominal value of goods and services. The real change in value pertains to a change in the value of a specific good or service relative to all other goods and services. The nominal change in essay on drinking, value pertains to thesis warming the change in age, price due to a change in of global, 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 essay on drinking age annual increases during this term. (Fr. - Loyer fixe ) INFLATION An increase in the general price level, a period when the research papers purchasing power of money is on drinking age, 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 party, which the project's total future earnings discounted from the time they occur to the date of the original capital investment equate to that investment. It may be used to 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 age, 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 investment horizon is normally equivalent to the shortest economic life among the project alternatives or the length of the birthday party in english functional requirement, whichever is on drinking, shorter. Where a project's economic life extends beyond the investment horizon the value remaining in the project is identified through the essay in english inclusion of a residual value. (Fr. - Période de calcul ) NET PRESENT VALUE (N.P.V.) The N.P.V. is the result of a persuasive essay on drinking, subtracting the present value of costs from the party present value of revenues and represents the additional profit or cash flow from the 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 a persuasive essay age, considered to be an economically attractive investment. (Fr. - Valeuractualisée nette ) OCCUPANCY DATE In the on technology department's Real Estate Investment Analysis System, this is the a persuasive age date at which proposed accommodation solution would be in-service and commence to research papers 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 essay on drinking age department's Real Estate Investment Analysis System, present value analysis is a comprehensive method of identifying various measures of economic performance for accommodation alternatives as of the planning date. Project costs and research papers, revenues are discounted to the planning date yielding the following indicators. Present Value Cost of Accommodation Present Value of 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 revenues over the present value of costs. A project with a ratio greater than one yields a rate of return greater than the 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 essay on drinking age, a property at essay, 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 age, appreciation in the market place (where one alternative appreciates faster than another and therefore has additional speculative value). (Fr. - Valeur résiduelle ) REVENUES (PRESENT VALUE) The present value of questionnaire cover letter, revenues is the discounted value of aggregate revenue stream attributable to a persuasive a project. The present value of revenues is used in present value analysis in conjunction with the present value of costs in the derivation of the essays on geochemistry Net Present Value and Present Value Ratio.

(Fr. - Recettes (valeur actualisée ) REQUIREMENT DATE In the department's Real Estate Investment Analysis System, this is the date at which the client requires new accommodation and PSPC assumes responsibility for providing this accommodation. Costs associated with interim accommodation between the requirement date and essay on drinking, occupancy date is included in the total cost attributable to the project. (Fr. - Secteurs auxiliaires) BUILDING SERVICE AREA Those areas that are necessary to the operation of the 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 essays & the biosphere 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 essay age, excess of four square feet in area (or equivalent expressed in an alternative unit of area). This calculation is utilized only in evaluating lease tender proposals and thesis of global warming, 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 a persuasive on drinking the outside surface of the opposite outer building wall, for party essay the area of each floor without any deductions for opening, which occur within the a persuasive on drinking floor area. Where balconies and mezzanine floors occur within the exterior walls of the building, the actual area of these is essays on geochemistry & the biosphere, measured and included. (Fr. - Superficie extérieure brute ) RENTABLE FLOOR AREA That area within the outside walls computed by measuring from the inside surface of the outer building wall to the inside surface of the opposite outer building wall, except where the 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 the inside surface of the opposite outer building wall or glass whichever is applicable. The area includes columns and a persuasive, projections necessary to 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 entire floor or building, known as Accessory Areas. (Fr. - Superficie utilisable ) Date modified: 2017-06-05.

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Engineering in a Nuclear Power Plant. Huge clouds of steam rise above the heat exchangers of the power plant. The reactor building is to the right; the square shaped building. From August 2003 to January 2003 I worked as a Co-Op Student for Systems Engineering at essay age, Entergy Nuclear?s Vermont Yankee Power Station. During those brief 5 months I was called upon to birthday party perform various tasks, ranging from in-plant ultrasonic pipe wall thickness measurements to computer programming and preparing presentations. This report outlines some of the experiences I had in that job, how they related to, and furthered, my education and how what I learned there will help me in the future as a professional Engineer. Working for Vermont Yankee was my first job ever and it has taught me more about what Engineering is all about a persuasive essay on drinking, then I could expect to dependent persuasive essay learn from 4 years of schooling. Vermont Yankee Nuclear Power Plant, now a division of essay age Entergy Nuclear (thus the new name ENVY: Entergy Nuclear Vermont Yankee), is technologies, a Boiling Water nuclear Reactor (BWR).

BWRs work by harnessing the energy contained in atoms of essay on drinking Uranium 235, present in fuel rod bundles inside the nuclear reactor at a concentration of 3%. U235 is an unstable atom, and essay in english as such is prone to splitting apart (fissioning), releasing neutrons, which will go on to strike more uranium atoms, which will split releasing more neutrons, at a nearly exponential rate, producing enormous amounts of heat and a persuasive essay on drinking radiation. By controlling the position of neutron absorbing rods inside the fuel assembly the neutron flux can be controlled, and thus the power of the reactor can be regulated (1)(2). Once the energy of the fuel is released, it is used to boil water inside the nuclear reactor to produce steam, which is then dried and used to turn a series of 3 turbines, which run a generator, producing electrical power for thesis letter, the grid. A Persuasive Essay Age! The steam is then condensed on river-water-cooled heat exchangers and returned to the nuclear reactor as water in a closed loop operation (4). Vermont Yankee utilizes a GE reactor and GE turbines, has been in operation since 1972 and produces a maximum dependable output of 535 Megawatts; enough to supply 80% of the state of Vermont with clean power (3). Although they are very simple conceptually, nuclear reactors in practice employ a myriad of subsystems which must all work flawlessly, in unison, for a period of at least 18 months, when the reactor is shut down for refueling and essay most systems are serviced.

In order to accomplish the large task of monitoring and troubleshooting all the on drinking age systems in a nuclear power station a specialized department exists, termed ?Systems Engineering?, where various engineers are assigned different sub systems of the power plant and are responsible for in english, overseeing those systems and ensuring their continuing performance. Tasks performed by a persuasive on drinking the Systems Engineering department include performing tests, predicting component life spans and scheduling maintenance, repairs and upgrades. I was a Co-Op student for the Systems Engineering department. Larry Lukens, my mentor, is a Nuclear Engineer in charge of pump and valve in research papers service testing (IST) for Systems Engineering. On Drinking Age! Aside from birthday essay, working at IST, I also worked for various other engineers under various other systems, such as Service Water (SW), Heating Ventilation and Air Conditioning (HVAC), Service Air (SA), 115kV line, Offgas (OG) and others. This gave me an appreciation for essay, the complexity of the plant, the large number of systems and allowed me to see how different tasks were performed in different systems by engineers and technicians of various disciplines. As a Co-Op my main job objective was to research papers assist system engineers with their jobs. My fixed assignments were few, which meant that I had the freedom to work for different systems and thus learn much more than I would have from spending all 5 months assisting with only one sub system. In order for age, engineers to monitor system performance in a nuclear power plant a lot of data must be gathered from tests and this data has to be presented in an easy to read, comprehensible manner. Data collection at ENVY is done through periodic tests performed by maintenance personnel, direct readings of instruments inside the plant, or by a computerized monitoring system termed ?ERFIS?, which gathers essential data and records it.

All collected data, regardless of source, ends up in the plant?s network, under various access levels. System Engineers have access to all system engineering data. On Technology Persuasive Essay! Once the needed data is found it is placed in an Excel spreadsheet and then graphed in charts, usually in the form of Presented Data Vs. Predicted Values, or Presented Data Vs. Maximum and a persuasive essay Minimum acceptable Values. During the period I worked at VY I was responsible for collecting data for various systems from different sources and presenting it in various forms. This data collection was periodic and scheduled at research papers, times, but there were occasions in which I also had to gather data out of schedule in order to assist in finding a particular component problem.

These assignments were always very exciting because I found myself working alongside engineers, not as a student, but as part of the essay engineering team, facing the same challenge of locating a problem, and using the same tools they used in order to do so. Research Papers! I found the a persuasive on drinking extensive Excel training provided during ENG 1101 and Math Classes crucial for those tasks. Thesis Questionnaire Cover! Chemistry, Physics and essay age Materials Science were also very helpful in allowing me to understand the functioning of the essay technologies various systems in the plant and thus be able to age make more educated decisions as to how to look at questionnaire cover, the data and present it. One example of a time critical assignment I had was when unidentified leakage inside the nuclear reactor?s drywell suddenly began to increase from on drinking, 0.1gpm to 0.2gpm overnight. We had experienced two leakage events in the months prior to technologies that; one due to a valve packing failure, and on drinking age the second one due to the failure of one of the stages of of global warming a water recirculation pump seal. These failures forced an unscheduled plant shutdown, which prompted engineers to work overtime to a persuasive age locate and repair the problems as quickly as possible. During this time I was given the unique opportunity to escort a pump seal specialist who came on site to assist with the repairs; a job which, on top of my regular work hours, resulted in me working a 72 hour workweek and being given entrance to the reactor drywell. When this 3 rd increase in leakage began everyone was racing around the clock to identify and locate the cause of the leakage. I worked closely with the system engineer responsible for the drywell, trending temperature data for essays & the biosphere, the past months, days and a persuasive essay on drinking hours at research papers, every available point of the drywell and essay age presenting it with various levels of resolution, and at various elevations and orientations; this allowed us to find one particular area of the drywell where temperatures were rising faster than their surroundings.

Looking at the drywell plans I printed out research papers, we were able to find a valve located in that area and postulate that the leakage was due to a valve packing failure, as evidenced by a temperature rise around that valve. Once the a persuasive essay leak had been identified measures were taken to correct it (appendix 1; memo concerning valve leakage and valve leakage over time graph, at the end of this essay). Aside from large amounts of data collection and trending, I was also responsible for re-making the cover letter entire Fire Protection webpage of the plant, and merging it with the Safety webpage. My skills in web design -self thought as I designed and worked on essay on drinking, my own personal web page- allowed me to put together a complete page in questionnaire cover letter 2 days which listed all the safety and fire protection topics, personnel, equipment and indexed relevant documents for a persuasive age, both those pages. My supervisor said this is one of the best pages on site! Another computer task I performed was the creation of an Access database where system engineers were given a form to enter all relevant data for their respective systems. Research Papers! This database gathered system health report data and presented it in various forms, graphic and textual. I worked closely with my mentor, other co-ops, and various engineers to put together the database and debug it. Working on a program for essay on drinking age, the department proved to be both a technological challenge ?as I had to learn how to use the computer program Microsoft Access at the same time that I was using it to create a database- and a challenge in communication skills, since in order to party in english create a useful database I had to know exactly what system engineers expected from it, and how it should present the data contained in a persuasive essay on drinking age it.

I got to interact with other co-ops and various system engineers who helped me answering my questions and explaining to me what was required from the database and suggesting ways in which I could accomplish it. Hands-on experiences at the power plant were always my favorite, and by making myself available for all sorts of in-plant work I got to do a lot of it! From photographing plant equipment for analysis. to escorting visitors into radiation areas, to switchyard work: I learned about ultrasonic transducers and ultrasonic wall thickness measurements and technologies got to measure pipe wall thicknesses in the plant?s service water systems. I was also trained for confined space work (on top of a persuasive essay on drinking age radiation worker training and all other training required for research papers, unescorted access to the insides of the plant) and got to go down into essay the service water intake structure with my mentor to take pump flow readings for pump performance trending (another one of the many trends I updated as part of my job). This trend allows us to see when a pump?s performance is deteriorating (due to decreasing flow) and schedule preventive maintenance accordingly. In short, there was never a dull moment during the 5 months I worked at birthday essay, ENVY. I was constantly motivated and excited to go to work, always willing to stay extra hours, fascinated by the fact that in a system as large and complex as a nuclear reactor, there is *always* something happening, something being measured, service being performed, data being collected. This was my first job and if given the opportunity I would love for it to a persuasive essay on drinking become my permanent job.

I firmly believe that this work experience has educated me in various areas of engineering and will make me a better worker in the future; whatever field I choose to work on. Technologies! I feel privileged to have been given such a unique opportunity by MTU?s Co-Operative education program and by Vermont Yankee. 1- How have your MTU co-op assignments adequately prepared you to a persuasive on drinking enter the industry you plan to pursue upon graduation? 2- How can the MTU co-op program be improved to party in english meet the demands of industry and our students? I believe the Co-Op program is excellent as it is. A Persuasive Age! I just wish that there were more opportunities for dependent essay, students to work on a Co-Op. I believe everyone should be given this opportunity, and if possible it should even be required that all students do at a persuasive on drinking, least one semester of co-op. 3- Describe how cooperative education has enhanced your understanding of professional and ethical responsibility. At Vermont Yankee Engineering ethics are paramount.

All workers are required to essay technologies read and understand the Engineering code of ethics and to sign a yearly conflict of interests agreement. The level of a persuasive essay on drinking age seriousness and professionalism shown by all at ENVY demonstrated to me just how important engineering ethics are, especially in birthday party a field such as nuclear power. 4- How has cooperative education influenced your ability to identify, formulate, and solve problems? I was fascinated by age how seemingly very difficult problems can be simplified into very basic solutions. When a leakage was found in the drywell it could have come from essays on geochemistry biosphere, thousands of different places, but breaking it down into levels and monitoring temperature rise simplified the location of the problem into just a couple of charts and some hours of engineering analysis. 5- Describe how your co-op experience exposed you to a persuasive age the use of techniques, skills, and modern tools necessary for your career. Birthday Party Essay In English! Which of these items were you exposed to a persuasive on drinking age at MTU, and which were you only exposed to through your co-op experiences? A lot of the tools and skills used at of global, ENVY are thought in MTU courses, such as graphing, thermodynamics, CAD design and others. I was already very familiar with Excel from my ENG 1101 course and this proved crucial in a persuasive essay age the execution of my job. On the other hand, what I learned about ultrasonic transducers and their uses for wall thickness and flow rate measurements I could not have gotten from a class. 6- How has your co-op experience helped you to develop social, team building, and written and oral communication skills?

Since my job was to assist various engineers with their jobs I was constantly working with various individuals; this allowed me to improve on my communication skills, work in teams, prepare presentations and also make friends with interesting and intelligent individuals. 7- Would you recommend cooperative education to thesis of global warming a sophomore student? Why or why not? Yes! I believe that in essay on drinking age the competitive job market of today one can never have too much work experience, and thesis letter the best way to gain experience is to a persuasive on drinking age start as soon as possible. (1) General Physics Corporation, Nuclear Power Plant Steam Mechanical Fundamentals. ( 2) ?Investigating Nuclear Stability with a Graphing Calculator?:

(3) ?Entergy Nuclear Vemont Yankee corporate site?: (4) ?Boiling Water Reactor?. Proprietary Information Disclaimer: People have visited this page since 11/02/10 . Copyright ? 2006 by thesis questionnaire cover Sam Barros. All rights reserved.

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1,000 Word Essay On THE LOVE STORY. Length: 1079 words (3.1 double-spaced pages) you have a chance to see what Elizabeth looks like. That alone could be a positive and negative thing. The movie is more glamour than thought. In the on drinking age, movie your mind has more free will so therefore this is. the better of the two. The thought in thesis questionnaire letter, the movie that, there is unlimited communication between the two, takes away your imagination and a persuasive, the curiosity of essay technologies, what they will say and a persuasive, how they will say it in the last. message between the two of them. The changing of the time period was a very smart and interesting thing. done in research papers, order for the movie to fit exactly into place. In the story the little details is what makes it. important. Such as the marble floor in the Post Office, or that in the story, the Post Office is small. Age! All of. these little details are left out in the movie.

Although it doesn’t seem like a great deal, the little details do. play a large part in the importance of the Postal Office in the story. Although the story seems more. simple in the “word” sense, it also leaves a lot of room for essay technologies the mind to wonder what it is like back in the. 1800’s. Therefore the story is more open for the mind and it is more pleasing. tightly back, covering the ears, in a style which no longer suits our ideas of age, beauty. But the stark severity. of that dress and hairstyle couldn’t spoil the on technology essay, beauty of the face that smiled out at me from that old. photograph.” This above is the description stated in the story that described Helen Elizabeth Worley. A Persuasive On Drinking Age! This description is essay, not of lustrous beauty, but of the true love he felt for her. This statement and. description is made at the end of the story. The movie gave you the chance to make your opinion on a persuasive age, looks. before you even began to know her. You are sort of thesis cover letter, forced by age, your eyes to make judgments on her. personal appearance in the movie. When you make judgments on appearance then you don’t get the. picture of this story, or any story for that matter.

The imagination is one of the most powerful tools you. can have, and in the movie you don’t use it that often, because the movie paints the picture for you. 1,000 Word Essay On THE LOVE STORY. 123HelpMe.com . 04 Oct 2017. The idea that their is unlimited communication between two distant times seems more impossible than. just being able to contact someone two or three times. On Geochemistry & The! “The little center desk drawer stood half-open as. I’d left it, and then, as my fell on it. I realized suddenly that of course it, too, must have another secret. drawer behind it. I hadn’t thought of that. It simply hadn’t occurred to me the week before, in my. interest and excitement over the letter I’d found behind the first drawer of the row: and a persuasive essay age, I’d been too busy. all week to think of it since. But now I pulled the center drawer all of the way out, reached behind it and. found the little groove in on geochemistry & the, the smooth wood I touched.

Then I brought out the second secret little drawer.” It seems more possible and logical, as explained in the quote above, to be able to communicate only a. limited amount of times rather than unlimited. A Persuasive Age! This also keeps great suspense on what they will say in the. letters because they are more precious because they can’t continue to send that many more letters. later than during the decade following the Civil War. And I can’t imagine that the inside has change. Birthday Essay! much at a persuasive essay on drinking all. The floor is marble; the ceiling high, the woodwork dark and essay technologies, carved. The outer lobby is. open at all times, as are post-office lobbies everywhere, and as I pushed through the essay on drinking age, old swinging doors, I. saw that it was deserted. somewhere behind the thesis of global warming, opaque blind windows a light burned dimly far in the rear. A Persuasive Essay On Drinking Age! of the post office, and I had an impression of subdued activity back there. But the lobby itself was dim. and silent, as I walked across the worn stone of its floor, I know I was seeing all around me precisely what.

Brooklynites had seen for no telling how many generations long dead. The Post Office has always seemed. an research papers institution of vague mystery to me: an ancient and a persuasive on drinking age, worn but still functioning mechanism that is essays, not. On Drinking! operated, but only tended by each succeeding generation of men to come along. It is a place where. occasionally plainly addressed letters with clearly written return addresses go astray and are lost, to essay end up. no one knows where and for reasons impossible to discover, as the postal employee from whom you. inquire will tell you. And its vague air of mystery, for me, is made up of stories--well, you’ve read them, too, from time to time: the odd little stories in your newspaper. A letter bearing a post-mark of 1906. written half a century ago, is delivered today--simply because inexplicably it arrived at some post office. along with the other mail, with no explanation from anyone now alive. A Persuasive On Drinking! Or sometimes it’s a postcard of. greeting--from the Chicago World’s Fair of 1893. And once, tragically, as I remember reading, it was an. acceptance of a proposal of marriage offered in 1901--and received today, a lifetime too late, by the man. who made it and who married another woman.” The quote from the story tells a very detail description. that is important to the mind so it makes a clean picture of the Postal Office to all of the readers. It is one. of the most important of the faults from the movie that is of global, gone. Simply because it gives the mind a detail. and mental picture of the Postal Office. favored versions of “The Love Letter”, by Jack Finney.

All in all their are many faults in the movie and.

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Edgar Degas Biography | Forms in a persuasive on drinking age, Motion. Judith Christensen looks at the life and times in on geochemistry & the, this brief Edgar Degas biography . Hilaire Germain Edgar Degas. (b.19 July 1834 – d.27 Sept. 1917) was the eldest of five children born to essay on drinking Auguste Rene de Gas and Celestine Musson de Gas. Persuasive? Except for an occasional holiday, Edgar Degas spent his entire life within or near Montmartre (one small district of Paris) where he created art of Parisians who lived and worked in the city. In 1848, Paris had 35 million inhabitants of a persuasive essay on drinking age, which only two million had legal status. It was the time and place of Victor Hugo’s Les Miserables. Young EDGAR DEGAS Self-Portrait. The de Gas branch of his heritage had considerable wealth and questionnaire were French aristocrats. Edgar’s grandfather left Paris during the French Revolution and established himself in Naples, Italy. The extended families owned banks with branches in essay on drinking age, Paris, Naples and New Orleans.

Edgar’s father, Auguste, built the essay, Paris branch of the Banque de Naples. Edgar was born on the premises. A Persuasive Essay On Drinking Age? Until his early 30’s, Edgar Degas occasionally signed his artworks as de Gas. ARABESQUE – Edgar Degas’ ballerina sculptures are some of his finest artworks. Edgar’s maternal line, Musson, had a Creole heritage and were wealthy, too. They lived in New Orleans, USA and dependent essay had business interests in cotton, spices, sugar and rum in the United States and silver in Mexico.

During the American Civil War, the Musson family moved to Paris, where Edgar’s parents met and married. After the essay on drinking age, war, her family returned to New Orleans. Edgar had two brothers and two sisters. Essay? Achille became a naval officer and settled in New Orleans. A Persuasive Essay On Drinking Age? Rene married twice, first a cousin and then an American. Rene took over the Musson business in New Orleans. Marguerite married Henri-Gabriel Fevre, a Paris architect. Therese married a cousin, a Neapolitan banker. Special dispensations were given by the Pope enabling Edgar’s two sibling to marry cousins.

Edgar appreciated Catholic rituals and traditions but was not religious. He never married. Technologies? Many years later he told friend art dealer, Ambroise Vollard: “Vollard, you should get married. Essay Age? You don’t know what loneliness is like when you grow old.” When Vollard asked why he had remained a bachelor, he said: “I was too much afraid of hearing my wife say, when I had finished a painting: ‘That’s a pretty picture you’ve done…….’” – Edgar Degas. DEGAS, The Cotton Market, New Orleans, USA 1873. Edgar’s grandfather Musson is essays on geochemistry & the biosphere, seated in the front and a persuasive on drinking Edgar’s brother, Rene, is reading a newspaper. This was Degas’ first painting purchased by a museum (in 1878). Buy Degas Statue Replicas in on technology essay, our Museum Store.

After his mother’s death in 1847, Edgar’s father continued taking him to essay museums, art galleries, music recitals and other artistic events. Often, they visited family friends who collected prints and original paintings. These Sunday occasions were special and exposed the research papers, impressionable Edgar to the incredible scope of a persuasive, great Western European artworks and the leading French artists and their philosophies of the time. All of which, influenced Edgar Degas’ decision to become an artist. DEGAS, Portrait of research papers, Mille. Hortense Valpincon, oil painting, c.1869-70 Paul Valpincon’s daughter. In his youth, Edgar attended an exclusive boarding school, Lycee Louis-le-Grand; and essay on drinking age while there, developed close and lasting friendships with Henri Rouart, Paul Valpincon and Ludovic Halevy. Degas painted them and their families often. As well as having an aptitude for art, Edgar was intellectually gifted. In 1852, he passed the difficult Baccalaureat test, which enabled his entrance into technologies, any French school.

Respecting his father’s wishes, he studied Law for six months (one term), but Art became his passion. His early rigorous academic studies were beneficial throughout his life; because, he enjoyed the mental challenges of analyzing literature and on drinking conversing with important contemporary writers, such as Zola, Flaubert, the Goncourt brothers, and Dauder. Most writers frequented the same cafes as artists (such as the unknown Impressionists). On Geochemistry Biosphere? The amount of influence exerted by writers on Degas is questionable, but he did read extensively – classical and contemporary books and several newspapers. And, he wrote a successful book of poetry. In 1853, based on artistic talent, he was allowed to copy an engraving at a persuasive on drinking, the Bibliotheque National.

Edgar’s father finally accepted Edgar’s career choice and essay technologies arranged for art instruction under Jean Auguste Ingres’s pupil, Louis Lamothe. A Persuasive Essay On Drinking Age? He taught classical techniques. Degas learned to work in solitude and stayed one year sketching and drawing under Lamothe’s close observation. Lamothe recommended his attendance at of global warming, the famed Ecole des Beaux-Arts. Auguste de Gas was impressed with his son’s excellent work habits and essay on drinking age the amount of work that he accomplished. From student days to 1912, he continued his consistent work habits and created artworks numbering in the thousands. INTERNATIONAL EXHIBITION OF 1855. Napoleon III instituted an International Exhibition as a way to celebrate French industry and culture. Many artists participated but Jean Auguste Ingres and dependent essay Eugene Delacroix were honored with individual retrospectives. Ingres had one entire pavilion devoted to his work and spent considerable time deciding which images to exhibit. He wanted his – Le Bain Turc.

At first, the a persuasive, owner, Henri Valpincon said no, but Degas persuaded his old family friend to loan it. When Valpincon went to Ingres’ studio, to research papers inform the artist he had reversed his decision, he took Degas along. Ingres, told him: “Draw lines….many lines, after nature, and a persuasive essay age from memory.” During the early 1800’s, French artists, Jacques Louis David and Jean Auguste Ingres had established a calm, orderly feel in thesis, their Neoclassical works. Theodore Gericault and Eugene Delacroix represented Romanticism with emotional, exciting battles or ferocious nature scenes. Essay On Drinking Age? Students, artists and the general public compared and argued over the two styles. Degas thought of Ingres as a God; but respected the Romantics as well, especially Delacroix, for color and the suggestion of movement, which Degas used in his work.

Degas never met Delacroix, but once saw him rounding a corner with his collar turned up. As told to Moreau-Nelaton: “Every time I pass that place I see Delacroix again, pressed for time and hurrying.” – Edgar Degas. In 1855 (and 1867), another major artist who could have influenced Degas was Gustave Courbet. Thesis Cover Letter? He was not asked to exhibit in the 1855 (or 1867) International Exhibition; but, had a major, concurrent 1855 Paris one-man show which Degas most likely did attend. Courbet was an excellent “Realist” and can best be described as a “visionary.” Millet was another early rural artist. Their subject matters indicate early individuality outside of the traditional French Salon Exhibitions. EDOUARD MANET, Dejeuner sur l’Herbe, oil painting, c.1862 Buy Degas Statue Replicas in our Museum Store.

Four years earlier, at the 1851 Salon Exhibition, Courbet had exhibited his Stone Breakers and the Burial at a persuasive essay age, Ornans. Reactions were strong against the artworks, primarily because of the subject matter – peasants. Thesis Warming? Viewers could imagine heroic battle-scenes in their living quarters, but not average, peasants. However, insightful artists and critics began to question why realistic, contemporary artworks could not be exhibited at the Salon.Courbet believed in his work, but 1851 was too early. It would take twelve years (1863) before Manet presented his painting, Dejeuner sur l’Herbe, to a persuasive essay the Salon judges. It too, was rejected because of the subject matter.

But, Manet had acquired a following and his supporters approached Napoleon III, who established the alternative exhibition, Salon des Refuses. Manet’s painting was the focal point – praised by some and called an elaborate art joke by others. Dependent Persuasive Essay? Just two years later, the Salon reversed its position and on drinking became a yearly exhibition for the modern and contemporary artists as well as for traditional artists. Before 1865, students were expected to eventually create artworks acceptable to the judged, yearly ‘Salon’ Exhibitions. An artist painted or sculpted in either the Neoclassical or Romantic styles; and their subject matters were historical paintings, portraits or traditional idealized subjects. After 1865, the Salon accepted artworks representative of numerous styles of dependent persuasive, work, including Impressionism. Degas exhibited for a persuasive essay age, six years (1865-70), and then made a self-imposed break from the on technology persuasive, Salon. He felt artwork should not be displayed floor to essay on drinking ceiling but more appropriately. And, if an artist presented a body of work in a smaller space, a viewer could better understand the artist and his work.

Degas had many influences that effected his work, but respect for the “masters of the research papers, past” and essay on drinking age their working habits was paramount. He continued the time-honored practice of research papers, sketching a figure in age, it’s natural environment or from questionnaire letter, a pose; and then, taking multiple sketches back to a persuasive essay on drinking the studio and composing an essay entire painting where he could control the light, color, positioning, everything. He reused sketches many times. Degas absorbed and essay learned from artworks of earlier generations; and, also developed necessary attributes for accurate, realistic, contemporary artworks, which he is thesis of global, known for today. DEGAS, Sunbathing by the Sea, oil painting, c.1875. A Persuasive Age? Sunbathing by essay technologies the Sea.

This painting was shown in the 2nd Impressionism Exhibition. Degas created very few landscapes (and seascapes) directly from nature. 1856-59 ITALIAN TRIP. Confident that he could learn more on his own, he left the Ecole des Beaux-Arts at age 22 in a persuasive on drinking age, 1856; and spent three years visiting his father’s relatives in Italy, while studying and copying the great artworks of Raphael, Mantegua, Ghirlandaio, Boticelli and others. Birthday Party Essay? Occasionally he’d focus just on details (a hand gesture) or unusual perspective (Mategua’s artworks). The Renaissance Masters impressed him especially.

His studies filled 28 sketch-books (currently in the Bibliotheque Nationale). Besides Old Masters studies, he sketched genre images, too. While there, Degas met Bonnat and Fantin-Latour, and at The French School in Rome he met other French artists, such as Symbolist painter, Gustave Moreau, Delaunay, Tourny (engraver), and essay on drinking age three sculptors, Paul Dubois, Chapu, and Bizet. Together, they formed a group called Caldarrosti (roast chestnuts). Of Global Warming? Degas created some interesting early work during this period, including an engraving of fellow-artist Tourny and a detailed portrait of Moreau that conveys strong feelings. It hangs in a persuasive age, the Musee Gustave Moreau in Paris. Moreau spoke of the research papers, group’s meetings in various old Roman districts and the charm of a persuasive, bell-laden horse-drawn carriages.

Degas and essay Moreau also traveled to Pisa, Italy. For Degas, the number of on drinking, artists he met in Italy was typical. As an intelligent, cultured individual, his path continuously crossed with others in dependent on technology persuasive, the Arts. As his career developed, contemporary artists, writers and musicians recognized his work and knew of his reputation for being extremely critical of another person’s work. DEGAS, The Bellelli Family, c.1859. During this Italian trip, Degas began to focus on his specific areas of strengths and interests. He created a few historical paintings and seascapes but portraiture (including self-portraits) and figure painting were becoming his strongest areas. His close observation was an asset while sketching and painting relatives that posed for him. By age 36 in 1870, he had painted 50 portraits, hundreds of sketches and his first group of a persuasive on drinking age, racetrack images (which he started in 1861). This is more work than some artists accomplish in a lifetime. March 1859, Degas returned to Paris where he painted his largest oil canvas, The Bellelli Family Portrait, 1859.

There are three generations represented. On the wall is a drawing of Edgar’s recently deceased grandfather de Gas. Standing nearby and dressed in mourning clothes are Edgar’s pregnant aunt, Laura, and her two daughters. They have physically distanced themselves from Edgar’s uncle, Gennaro Bellelli, who is uncomfortable in his tight, restricting space. The oil painting demonstrates Degas’ early classical training and his ability to create a large, complex artwork from sketches and memory. Thesis Warming? The family portrait has an on drinking age interesting composition and warming reveals the tension created by the unhappy family members. On Drinking Age? He never exhibited this realistic work; and, it was found after his death, rolled up in a dusty corner of birthday party essay, his studio.

Currently, it is at the Louvre Museum. Buy Degas Statue Replicas in our Museum Store. 1870 During the early 1870’s, Degas experienced several life-changing events – his eye problems began, he chose a different direction for his work, his father died and he helped organize the 1st Impressionism Exhibition. When Paris was under siege during the Franco-Prussian War, Degas enlisted in a persuasive, the French Army; and, while on duty, his eyes became badly infected, leaving one eye with a permanent blind spot. Thereafter, his eyes were very sensitive to light and his eyesight progressively deteriorated. He worked feverishly attempting to complete his life’s work before total blindness became a reality, which happened sometime between 1909-12. Then, he no longer able to essays on geochemistry & the paint or create prints; but, just with the touch of his hands and his visual memories, he continued making his little sculptures of ballerinas, nudes and horses.His original eye infection needed time to heal; so he traveled to New Orleans and a persuasive on drinking age stayed with his brothers and their families. Very little work was accomplished there, but he did make some very important decisions – he realized that he most likely would never marry, and that Paris was where he needed to work. It was the vibrancy of the city and it’s inhabitants that gave him his inner strength. He decided to focus on party essay, his Parisian surroundings and find contemporary subject matters that interested him. Art critic and friend, Edmond Duranty had been telling him for years to notice the a persuasive essay on drinking, scenes of everyday life around him, in the streets, cafes and race-courses.

His favorite subjects became – every aspect of a woman’s life including women ironing, women at their toilette (bathing, climbing into research papers, their tubs, drying themselves, combing their hair). He respected the hard-working women of the day including dancers (ballerinas, Spanish and Russian), prostitutes, nudes and on drinking cafe-concert performers. Questionnaire Cover Letter? He made sculptures of age, horses and created paintings of racetrack scenes with jockeys and their colorful silks. And, he continued painting portraits of contemporary artists and friends. Buy Degas Statue Replicas in our Museum Store. Several of the Bathers artworks were presented at birthday, the 8th (last) Impressionism Exhibition.

They are stunning pastels and represent Degas at his very best. By the mid-1880’s, Degas was exploring pastel techniques that had been used in on drinking age, the previous century; and, he was simplifying his artworks, by focusing on dependent persuasive, the female nude. The general public called the pieces ‘disgusting’ and a persuasive on drinking age even artists found them ‘disturbing.’ He wanted his models to perform natural movements while they were in various stages of birthday essay, grooming. Degas thought of the images, “as looking through a keyhole.” The Bathers are not idealized women or even aware that they are being watched. A Persuasive Essay Age? They are engrossed in their own thoughts. Paul Durand-Ruel was an astute art dealer with a good eye for new talent. Thesis Of Global? He represented several important Impressionists and Post-Impressionists and began selling Degas’ work when Edgar was quite young and still unknown.

Eventually, Durand-Ruel had three galleries in Paris, London and essay on drinking New York City; and, he found eager buyers for Degas’ artworks at all of his galleries. Late in technologies, his career (1893), Degas had his first and a persuasive essay only one-man exhibition at research papers, Durand-Ruel’s in a persuasive on drinking, Paris. Displayed were 21 landscape prints of the Burgundy countryside. In 1890, he and friend, Paul-Albert Bartholome, had taken several days traveling to visit another artist, Georges Jeanniot, who lived in Dienay, France. “ I would stand at the door of the coach and as the train went along I could see things vaguely. That gave me the idea of doing some landscapes.” – Edgar Degas. When they arrived at Jeaniot’s in Dienay, Degas asked for copper or zinc plates and used oil paint, thinned with turpentine to create monotypes. He created several each day while visiting. After they dried, he finished the birthday party in english, landscapes with pastels. The rest of the monotypes were completed in Paris.

His friends were surprised! Because, the a persuasive essay on drinking, subject matter – landscapes – was something he had never expressed any interest in creating. The show was very well received and dependent persuasive admired by many artists. “This confounded Degas stupefied people even with his landscapes.” – Camille Pissarro. Pissarro experimented with different Impressionism and Post-Impressionism techniques, including pointillism. Very late-in-his-life, Pissarro returned to on drinking age Impressionism and on geochemistry & the finally attained major success. Both, he and essay age Degas, exhibited in the Impressionism Shows; and they discussed printing techniques in their frequent correspondences. Degas allowed very few people into his studio. Only, his dealer and other close friends knew about his small-sculpted studies – another of his unknown interests. “It’s quite true that Degas has spent a good deal of thesis of global, time, not only in the latter years of his life, but for the past fifty years, in essay on drinking, modeling in clay. Thus, as far as I can remember – or at is to say, perhaps forty years – whenever I called on Degas I was almost as sure to find him modeling in clay as painting.” Paul Durand-Ruel.

After his death, while his heirs were cleaning out his studio, they found about 150 clay horses, dancers and nudes in various states of deterioration. They were on shelves, the floor, everywhere. Birthday Essay In English? Durand-Ruel made an inventory: 50 were beyond repairs; 30 worthless; 30 broken-up and sketchy and the remaining 30 were quite good. A Persuasive Essay Age? Around 72 of them were repaired and cast in bronze (by Hebranrd); and today are treasured by the entire world. The little sculptures (whether dancers, nudes or horses) convey his search for muscular accuracy – whether a model is at rest or creating a movement. To capture movement in sculpture is what impressed Renoir. “That is thesis of global warming, Degas’ greatness: movement in the French style.” – Pierre Auguste Renoir.

“Greatest Sculptor of the time.” – Pierre Auguste Renoir. Degas loved his little sculptural studies and redid many of a persuasive age, them after they crumbled. Questionnaire Letter? As his eyes failed him in the mid-1880’s and 1890’s, he depended more and more on the sculptures to create his ballet pastels. Both, his later pastels and clay studies were done with less attention to details. The pastels had broader strokes and large masses of wax were left on essay, the sculptures. He never exhibited the studies, but did exhibit his larger 14-year-old dancer. Once, when he was asked about having his fine sculptures cast in essays biosphere, bronze, Degas replied: “It’s too much of a responsibility to essay on drinking age let anything in bronze survive one – that is stuff that lasts for dependent on technology, ever.” Degas’ sculptures captures accuracy for a persuasive age, the dancer’s movements and forms. Buy Degas Statue Replicas in our Museum Store. Exhibited at dependent persuasive, the 6th Impressionism Exhibition.

The Little Dancer is the only near-lifesize sculpture he ever exhibited. The original was modeled in beeswax and a persuasive clothed with – a wig and research papers hair-ribbon, linen bodice and on drinking gauze tutu, and on technology persuasive ballet slippers. After his death, several casts of the original sculpture were made and a real hair-ribbon and tutu were added. Reactions to the original piece were extreme but mostly favorable. “The terrible reality of this little statue produces an evident unease in him; all those ideas about on drinking sculpture, those cold inanimate whitenesses, those memorable stereotypes copied again and again for technologies, centuries, are upset. The fact is that, with his first blow, M. Degas has up-ended the traditions of sculpture as he has long been shaking the conventions of painting.” – J. K. Huysmans, Art-Critic. Degas created a tremendous amount of artworks. For an age example, just with his ballerina images and of global warming sculptures, the surviving artworks total more than 1,500 plus in various stages of development (sketches, prints, monotypes, paintings, drawings and sculptures).

For 10 years he sketched the young women training and then reused the a persuasive essay on drinking age, sketches for new artworks during the next 40 years. The early rehearsal scenes were done in birthday in english, oil; and in 1878, he started using pastels for essay on drinking age, his dancers, nudes and research papers horse-track scenes. Age? In his attempt to catch the action of the of global warming, moment, his ballet dancers and female nudes are in age, poses that make no attempt to essays biosphere conceal the subjects’ physical exertions. A Persuasive Essay On Drinking Age? His later pastels have an elegance unsurpassed by any of questionnaire cover, his earlier works. After working in his studio (almost every day), he would take long, solitary walks; or when asked, visit a friend or collector. But, his main socialization occurred during his daily evening meals at Parisian cafe-concerts. Age? They provided light entertainment ranging from singing to circus-type dog acts.

Degas’ food choices were very simple, but it was the conversation and visual stimulation that helped to balance his intense mental and physical approach while creating his artworks during the day. As a young man he was shy. As he aged, he developed a gruff exterior and impatience with anyone who did not agree with him. But, if he so desired, he could extend social graciousness. One never knew what to expect when they encountered him. Would he extend a compliment or a verbal thrashing? DEGAS, Cabaret, c. 1876. Degas enjoyed cafe stage performers and created several artworks of them in performance. DEGAS, L’absinthe, oil painting, c.1876. Degas has captured the hopelessness so often seen in cabarets. The original title was Au Cafe and portrays artist-friend, Marcellin Desboutin and actress-model, Ellen Andre.

Desboutin was very upset about the artwork and criticized Degas severely. “He is no longer a friend, he is no longer a man, he is longer an artist! He is a ‘plate’ of zinc or copper blackened with printer’s ink, and this plate and this man are rolled together by his press, in the meshing of essay, which he has disappeared completely!” – Marcellin Desboutin. In 1862, at the Louvre, Degas met Edouard Manet. Age? They became friends and discovered similar backgrounds in Old Masters art-training and similar tastes in art, music and writers. Both were born into wealth and on geochemistry biosphere attended cultural events, such as horse racing, opera ballet. Grateful for a friendship of a persuasive age, such depth, Degas invited Manet to his father’s weekly, Monday night musical concerts.

Manet reciprocated by taking Degas to the Cafe Guerbois where artists tended to gather for an evening meal. Later, the Nouvelle Athenes became a favorite gathering place. Manet was very personable, always the center of attention and younger artists revered the man and on geochemistry were inspired by his work. But, Manet and Degas had completely opposite work habits, personalities and tastes in a persuasive essay on drinking age, clothing. Thesis Of Global? Manet would create a piece of art and if it was successful, fine; if not, maybe he’d do it as a new piece or move on to something else. Where both men did agree though, was on one major point – ‘that it didn’t matter how the artwork was created.’ The importance was how the ‘ viewer perceived the artwork.’ EDOUARD MANET, Olympia, oil painting, c.1863.

Degas sketched Manet several times; and did a major oil portrait of him sitting on a couch while his wife plays a piano. Manet disliked how Degas painted his wife’s face, so he cut off about age 1/2 of the essay, canvas which included her face. When Degas saw the mutilated painting, he was incensed and removed the image. A Persuasive Essay On Drinking? Their friendship was permanently severed. After that, whenever the two men encounter each other (such as the cafes), they only exchanged competitive remarks. On Geochemistry & The Biosphere? Degas always intended to repaint the removed section of the painting, but never did. A Persuasive On Drinking Age? Possibly, because 2 years later, Manet painted the same painting and included his wife’s face. As time passed, the status of Degas increased; and just as Manet, Degas acquired a loyal following of artists and dependent on technology persuasive essay serious collectors. Manet always claimed responsibility for influencing the attitudes and contemporary subjects that became associated with Degas. A Persuasive Age? These claims seem a little excessive considering Degas had ‘many’ early influences.

Whether Manet did or did not originally influence Degas is not the in english, importance. It’s that ‘both men were visionaries’ and developed their art independently of each other. Essay? Both, were leaders during a period of major changes in attitudes about Art; and their artworks have outstanding merits which have inspired later generations of artists. Buy Degas Statue Replicas in our Museum Store. There were many, many artists and friends that interacted with Degas.

But, most remained in on geochemistry biosphere, the friendly classification and never knew how generous Degas could be. He always put his extended family first, exchanged images with other artists, wrote a recommendation for essay on drinking, a ballerina, organized an auction of artworks for the widow of his long-time, trusted friend and art-critic, Edmond Duranty and purchased two early Gauguin paintings when the artist was starving (before he went to Tahiti). Essay? Besides Gauguin, Degas purchased many artists works (including Manet) and a persuasive essay age accumulated a large, respectable collection. Degas was difficult, but did allow a few people into his very personal, isolated life. Mary Cassatt was able to penetrate his gruff, personal defenses. They met in 1877 through a mutual friend, M. Tourny, but both were aware of each other’s work before then. He had seen her work at the Salon in thesis of global warming, 1872, ‘73, ‘74 ‘76 and a persuasive essay on drinking age commented: “There is someone who feels as I do.” – Edgar Degas. “I used to go and flatten my nose against that window and essay absorb all I could of his Art. A Persuasive Essay On Drinking Age? It changed my life. I saw art then as I wanted to see it.” – Mary Cassatt.

She was a rare example of a woman who led two lives – educated, society woman and party a very determined artist. She entertained visitors and artists from the US, England and France, including George Moore and Whistler; and, persuaded her friend from Philadelphia, Louise Elder, to purchase a Degas pastel print. A Persuasive On Drinking Age? That friend eventually married industrialist, Havenmeyer, and acquired the largest Degas collection outside of Degas’ own.When Degas asked Cassatt to birthday exhibit with the Independents, she gladly accepted. “Finally I could work with absolute independence without concern for the eventual jury. Already I recognized those (the Independents) were my true masters. I admired Manet, Courbet and Degas. I detested conventional art. A Persuasive Essay On Drinking Age? I began to live.” – Mary Cassatt.

Together, they experimented with printmaking techniques and created interesting prints. At first, she was referred to as his pupil, but quickly moved out of that category. He was always glad to help her solve a printmaking problem or an birthday in english art project. Essay Age? They exchanged images often. She is remembered primarily for her sensitive, contemporary Mother and Child images. Mary Cassatt was the only female artist Degas ever credited with drawing abilities. They spent a lot of research papers, time together. She would take Degas along when she went shopping for clothes and hats. Degas always enjoyed watching young women; and the shopping trips were an excuse for essay age, watching sales-clerks as they moved, presented a dress, used their hands, created complex gestures necessary for trying on hats, every movement. Once, he was having trouble with an milliner artwork and asked Cassatt to pose while trying on a hat.

They introduced artists to each other. He enjoyed her company. Forbes Watson, an American critic, heard Degas say: “I would have married her, but I could never have made love to her.” – Edgar Degas. After Degas’ death, she tried to disassociate herself from him and even destroyed all of his correspondence to her. Dependent On Technology? In 1912, she had Durand-Ruel sell Degas’ oil painting, Mary Cassatt Playing Cards, 1880. Cassett thought it had some qualities as a work of art, but did not like how he had portrayed her. She did not want to essay age be remembered as having been influenced by birthday party in english Degas; but instead, thought of as an independent woman in her work and in a persuasive age, her life. Degas created several portraits and prints of her.

Degas experimented extensively with printmaking. Questionnaire Letter? Whenever possible, he used available inks and tools and exchanged technical knowledge with other printmaking artists, including Pissarro and Mary Cassatt. Degas always loved pastels, especially Maurice Quentin de La Tour’s work. (18th century French artist). Unfortunately, concise pastel and on drinking age other printmaking techniques had not been passed down to thesis of global Degas’ generation. With limited technical knowledge and poor quality fixatives, Degas’ earliest pastels were failures. They did not adhere correctly to essay on drinking paper.

As a perfectionist, Degas spent considerable time and experimentation finding answers. Printmaking requires a methodical and accurate approach, since there are so many stages which increases the questionnaire cover, possibilities of failure. And, there is the ‘element of chance,’ because of all the variables and stages involved. DEGAS, Place de la Concorde, oil painting, c.1876. Buy Degas Statue Replicas in our Museum Store. Degas painted Viconte Ludovivic Lepic, his two daughters and their dog. Lepic was interested in a persuasive on drinking, the technical aspects of questionnaire cover letter, printmaking; and published a book outlining his experiments in 1876. Lepic collaborated with Degas on his first monotype.Some of his most original work resulted from a simplified printmaking approach called monotype. He’d create an image by drawing with tools, rags or his thumbs on a smooth surface, such as a copper printing plate. If possible, he’d pull up to 3 similar black and essay on drinking white prints.

Then he’d go back into party in english, each of the 3 images with pastels. The final prints would have incredible textures and wide ranges of tonal values created from the black and white ink and the multiple layers of pastels. Essay On Drinking? Some of his ballerina pastel images were created in this manner, as 3 similar monotypes. Degas and other French artists purchased Japanese prints at essays & the, a small shop called La Porte Chinoise. He was impressed with Japanese printmakers usage of a persuasive essay age, line and contour; and, often used the essays & the biosphere, Japanese sense of perspective with unusual angles and off-centered subjects in a persuasive on drinking age, his works. Besides consulting specialists in the field, personal research, experimentation and Japanese prints, Degas was influenced by thesis letter photography. Some of his works appear to have cropped edges similar to photographs; but, in on drinking, actuality, they were carefully planned parts of his compositions. He experimented with the camera throughout his career and in cover, the early 1890’s bought a Kodak camera.

Degas composed his photographs with great care by considering light and all the elements of composition. He photographed his friends, family and models and others photographed him during the a persuasive, last years of life. EDWEARD MUYBRIDGE, c.1880, photograph. American, Major Edweard Muybridge, was interested in movement and set-up an elaborate system of taking instantaneous photographs of animals and people as they executed physical activities, such as running. His scientific studies were becoming know by 1878-1881 and one of the most important discoveries was with the horse and how it actually moves. Artists had always portrayed the horse with all 4 legs off the ground while galloping. Muybridge’s images proved that was incorrect. DEGAS, At the Racecourse, oil painting, 1869-72. Buy Degas Statue Replicas in our Museum Store.

Degas began sketching and painting racetrack scenes in 1861 and returned to the subject matter several times in essay technologies, his life. On Drinking Age? After he saw Muybridge’s work, Degas returned to the racetrack and made new sketches. He knew the horse’s anatomy extremely well. His racetrack interests were elsewhere, such as the colors of the jockey’s silks or multiple horses with different angles of them in compositions. Where Degas did utilize Muybridge’s scientific studies, was with his dimensional sculptures, especially the small horses. They became more activated and suggested more movement. Degas collected art throughout his life-time; and as his eyesight deteriorated, he purchased with the intention of creating a museum. Included, would be his art and on technology essay work by other artists that he respected.

He chose not to leave his art or his collection to the French Government or any established museum because he did not trust them to keep the work together. In 1914, at a persuasive essay age, age 80, he ceased working because of research papers, almost total blindness. His only interest was wandering the streets of age, Paris. Essays On Geochemistry Biosphere? He lived in a persuasive, isolation with just a few friends visiting and his housekeeper, Zoe, read newspapers and research papers cooked for him. A Persuasive Essay On Drinking? When he became bedridden, Mary Cassatt found his niece, Jeanne Fevre, working in a hospital in Southern France.

His niece took care of him for the last 4 years of his life. Degas had always budgeted his money, especially after handling his Father’s debts, and thesis lived frugally. But, still managed to assemble a huge collection of a persuasive essay, art ranging from the Renaissance Masters through the Post-Impressionists. If he respected an of global warming artist and their work, he acquired their art. Instead of establishing his museum after his death, his heirs sold at auction the contents of his residence. The auction required several days and contained an unbelievable amount of quality artworks by Degas and by other artists in his collection. Even with the sounds of gunfire in the distance, the auction totaled more than 12 million francs. France lost a tremendous art collection; but today, his art can be seen and appreciated in museums around the world. A Persuasive Essay On Drinking Age? His brother, Rene, and the children of Edgar’s sister, Marguerite, inherited the estate. Edgar had once again saved the Degas family from financial ruin and on technology persuasive had restored honor to the Degas name. Rene died five years later and a persuasive essay on drinking the children from essay technologies, his two marriages battled in court for 10 years over the money.

Edgar would have been incensed about the essay on drinking, publicity of the auctions and sales of his work and technologies collection; and, he would have been horrified about his brother’s families’ lawsuits. Appreciation for his art continues to grow and inspire generations of artists and art enthusiasts. The ‘Realistic’ work appears to be simple; but, actually, is structured and complex. A Persuasive Essay? He combined the strengths of dependent persuasive, classical training with contemporary subjects that he loved best, primarily women. And, his work bridges the 18th with the 19th century. Artists of a persuasive on drinking age, his day were influenced by his work (such as Lautrec) as well as later artists and movements (such as Matisse, Picasso and the Fauves). Even today, 87 years after his death, we can appreciate the quality of his art. Edgar Degas died September 27, 1917 at the age of 83. He wished for a simple funeral and on technology persuasive then for everyone to return to their homes.

The only thing he did want though, was for his friend, Bartholome, to say: “He loved drawing very much and so do I” – Edgar Degas. Burial was in a family vault at Saint-Jean de Montmartre Cemetery in Paris. A representative from the a persuasive essay on drinking age, State, old friends and artists from the thesis questionnaire, past attended, including Monet (they always disagreed about age politics and art). Mary Cassatt’s told her friend, Nancy Hale: “We buried him on a Saturday, in essays & the biosphere, beautiful sunshine, a little crowd of friends and admirers, all very quiet and peaceful in the midst of this dreadful upheaval (WWI) of which he was barely conscious. You can well understand what a satisfaction it was for me to on drinking age know that he had been well cared for and evenly tenderly nursed by his niece in his last days.” – Mary Cassatt.

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