An elderly woman was injured while travelling in Arizona with friends. She was a passenger in a truck and camper when it was rear ended by an Arizona resident that had minimal insurance and no assets. The woman retained Michael Yawney QC to pursue a claim for the injuries she suffered in the accident and to sort out what coverage was available. Mr. Yawney also represented the other occupants in the vehicle. He was able to resolve the claims prior to arbitration with their own insurer for a total over $200,000.00.
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A young man from Vernon suffered a vascular injury to the main artery in his leg when a vehicle backed into him and pinned him against another. He retained Michael Yawney QC to pursue a claim for his injuries. The claim required expert medical evidence regarding the impact of the vascular injury on the client’s physical functioning and with respect to his career plan to train for a very physical job. The claim was settled prior to trial for over $200,000.00.
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Effective February 17, 2016, the provincial government announced a few significant changes to the Property Transfer Tax (“PTT”):
1. in an effort to promote new home construction, there is no PTT on new homes (to be used as the buyer’s principal residence) having a price of up to $750,000.00; and
2. there is a new tier of 3% for all properties (both residential and commercial) over $2,000,000.
PTT remains at 1% of the first $200,000 and 2% for that part of the price over $200,000 up to $2,000,000 when the new tier of 3% is applied. There are no changes to the First Time Home Buyer’s exemption criteria.
To qualify for the new home exemption, the property must be registered at the Land Title Office after February 16, 2016 and the buyer must be an individual (i.e. not a company) who is a Canadian citizen or permanent resident. The property must be located in BC, be used as the buyer’s principal residence, have a fair market value of $750,000 or less and be 0.5 hectares (1.24 acres) or less in size.
A new home includes, among other things, a house constructed and affixed to vacant land, a new apartment in a newly built condominium building, a manufactured home affixed to vacant land, and a house converted from an existing improvement on land (e.g. a warehouse converted into a home or apartments).
The buyer must move into the new home within 92 days after the purchase, and must occupy the home as their principal residence for at least the remainder of the first year. If an owner passes away or must move due to a separation within that first year, the exemption may still apply.
Buyers of new homes are entitled to the new home exemption even if they have just moved from another province. This differs from the First Time Home Buyer’s exemption which has a residency requirement – the First Time Home Buyer must have lived in BC for at least 12 consecutive months before they take ownership of their home. In both cases, the buyer must live in the home for at least 1 year after the purchase. The PTT branch will send the buyer a letter at the end of the first year to request confirmation of the residency requirements.
Although buyers may qualify for the First Time Home Buyer’s exemption only once, there is no limit to the number of times a particular buyer can qualify for the PTT exemption on new homes, provided that the exemption criteria are met. A buyer cannot apply for both the FTHB exemption and the new home exemption on the same purchase.
With the new home exemption up to $750,000, this represents savings to the buyer of up to $13,000.00. There is a partial exemption for properties having a fair market value over $750,000 but less than $800,000. There is no exemption for a new home having a fair market value of more than $800,000. For example, if the property is valued at $805,000, there is PTT on the entire price – not just on the last $5,000. There is also no exemption for new or used homes that are purchased as investment or rental properties.
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Michael Yawney QC took over a claim for a BC man injured in Alberta and previously represented by Alberta counsel. The client suffered serious injuries when an unidentified transport truck lost part of it’s load, travelling at highway speed, into the client’s lane of travel. The claim was complicated because of the unidentified transport truck and available insurance coverage, including having to fight with the client’s own insurer for coverage. The claim was resolved prior to arbitration for $530,000.00 including costs.
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Michael Yawney QC was retained by a mother of two children who had had a number of health issues in her life. She was injured in a motor vehicle accident and suffered diffuse pain and limitation, as well as exacerbation of her prior health issues. Mr. Yawney was able to resolve her claim through mediation for $200,000.00 including costs.
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From an employer’s perspective, employees are a necessary evil. A growing business cannot exist without employees, but it is vital for any business owner to remember that employees are not invested in the business that employs them. Employees are not owners. The relationship of employers to employees is very much a contractual one. Employees provide a service in exchange for money, so in a very real sense, the business is the customer of the employee.
The employment relationship constitutes a very special type of contract. Although for many purposes at law employees are differentiated from independent contractors, they are in fact in a contract with their employer. What makes the employment contract a little unique is that many of its terms are imposed by law – either under legislation such as the Employment Standards Act (for non-union workers) and the Workers Compensation Act, or because of common law principles that affect the employer-employee relationship. In either case, many of these terms of an employment arrangement may not be understood or even be known by either party. For this reason, when an employment relationship breaks down, there may be liabilities faced by employers that were unexpected and for which the employer may well be completely unprepared.
A typical example, frequently litigated, is the calculation of severance pay. Severance pay is an amount of money paid to a worker who has been dismissed without cause, and it is intended to cover that employee’s lost wages for enough time for that employee to reasonably be able to find similar employment. Generally, it is assumed that an employee will become more secure, more specialized, and more highly-compensated the longer that he or she occupies a position, so they will require more time to find equivalent positions if they are let go. Longer-term employees require longer notice periods, and consequently higher severance payments in lieu of that notice period.
Under s.63 of the Employment Standards Act, the employer’s liability for severance is one week’s wages after three months of employment, two week’s wages after twelve months of employment, and an additional one week’s wages per year of employment up to a maximum of 8 week’s wages.
Case law in British Columbia, however, has put quite a different light on the amount of appropriate severance pay. Although each case is determined individually, it would be more accurate to say that an employer’s real liability is closer to one month’s wages per year of service, to a maximum of about 24 months. This is a significantly greater liability than the one offered by the Employment Standards Act, and in the absence of a written employment contract, it is likely the one that will govern. A very important way to limit liability for severance pay, then, is to have a written employment agreement in place that confines severance pay to the amount set out in the Employment Standards Act.
Employment agreements can do much to help provide certainty and security in a number of ways, and can help cover exposure in areas that employers never anticipate being contentious until after the employment relationship breaks down and a dismissal becomes necessary for the business. Employment agreements can not only limit severance pay, they can define workplace responsibilities, determine compensation, and can even set out circumstances where employees can be dismissed without notice or severance pay. They can be tailored to any business or individual circumstance, and can be a very significant legal tool that a company can use to manage the consequences of its business decisions and take control of its own risk.
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A young man from North Vancouver was injured when he was rear ended while stopped in traffic. He suffered soft tissue injuries which required several months of physiotherapy and he missed some days of work. Mr. Yawney resolved his claim without a trial for $89,000.00 including costs.
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Airbnb is a website connecting people searching for short term accommodation with homeowners wishing to rent their homes or spare rooms. An increasingly popular alternative to hotels, Airbnb may bode well for many of us living in here paradise, as vacationers come to town for ski vacations in the winter and cottage life in the summer. Short term rentals—that is, rentals for less than 30 consecutive days—can lead to some extra pocket cash. However, that extra pocket cash leads to taxes.
First of all, rental income is added to regular income and is taxed at the same rate. It is in the homeowner’s best interest to put aside reserves to avoid unwelcome surprises when income taxes are due. Homeowners also need to be aware of goods and services tax (“GST”) implications. If rental income exceeds $30,000 in one year, the homeowner must register with Canada Customs and Revenue Agency. As a GST registrant, the homeowner is obligated to charge and remit GST and file returns. The homeowner may recover GST paid on operating expenses and capital improvements by claiming input tax credits (“ITCs”), based on the extent to which the property is used for taxable rentals.
If a homeowner uses his or her property for short term rentals and wishes to sell the property, it is important to determine whether GST will apply to the purchase of the property. GST is payable if:
– the seller has claimed ITCs for GST on the purchase of the property or improvements on the property;
– the property is used less than 50% of the time as the seller’s place of residence and all or substantially all (90% or more) of the rentals of the property are for periods of less than 60 days;
– the property is capital property (i.e., not designated as the owner’s primary residence and therefore subject to a capital gain or capital loss on disposition), and the property is used primarily in a rental-income business carried on by an individual or a personal trust with a reasonable expectation of profit and the owner is not a GST registrant; or
– the property is capital property and the property is used primarily in making taxable short-term rentals by an individual or a personal trust that is a GST registrant, even if that owner is not engaged in a business carried on with a reasonable expectation of profit.
If any of the above apply, the purchase contract for the property will need to specify whether GST is added to the purchase price or included in the purchase price to ensure the price has been negotiated properly by the buyer and seller and avoid lost revenue by the seller. If the purchaser is a GST registrant and intends to use the property for short term rentals, an ITC may be available to offset some or all of the GST payable on the property purchase. If the purchaser uses the property primarily (more than 50%) for personal use, that individual is not eligible to claim an ITC for GST paid or payable on the property purchase, even if there will be some taxable short term rentals of that property. Also, if the purchaser changes the use of the property to his or her personal use, the purchaser may be required to account for the GST.
Provided the homeowner is aware of tax obligations and implications of short term rentals on an eventual sale of the property, Airbnb offers a lucrative option for homeowners to offset mortgages and join the sharing economy.
A young woman from Salmon Arm suffered soft tissue injuries when her vehicle was rear ended on a residential street where snow plowing had not yet taken place. She was able to return to work in her sawmill job, but had some months of discomfort and difficulties managing work and home. Michael Yawney QC was able to resolve her claim without a trial for over $70,000.00 plus costs.
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Not all contracts need to be written down or signed, an oral or spoken contract can generally be enforced by our court system, as long as there is enough evidence to convince the court that a contract actually existed. However, there are certain types of contracts which require that the parties sign the contract in order for it to be enforceable by our court system, such as Real Estate contracts. You may wonder whether a signature requirement means a person needs to put pen to paper, or if some kind of electronic signature would have the same effect. Further, you may wonder whether an electronic signature would be any more or less persuasive in court as proof that there actually was a contract.
First, electronic signatures have the same legal effect as handwritten signatures. Most provinces in Canada have passed legislation which clarifies that electronic signatures may be used, including the Electronic Transactions Act in British Columbia. This Act defines an electronic signature as “information in electronic form that a person has created or adopted in order to sign a record and that is in, attached to or associated with the record”. Therefore, an electronic signature does not need to look like a traditional signature, although sometimes images that have the appearance of a traditional signature are used.
The next question is whether an electronically signed document would be better or worse than a traditional signature if you needed to prove in court that a contract was signed. The answer is that neither electronic or traditional signatures are inherently better than the other, it depends on the circumstances in which the signature was made. For example, you may receive a contract document that appears to be signed by a person you expected to enter a contract with from a public fax service number. Alternatively, you may have the other party come to sign the contract document personally and also bring some other people to witness his signature. In the second scenario you would have much stronger proof that the other party entered the contract, as you would have the original document and people that could confirm the document was signed by the right person.
Similarly, some electronic signatures would be much better proof in court than others, as they can range from simply typing your name at the end of an email (which may not be very strong evidence, particularly if other people have access to your email) to verifiable digital signatures that can only be attached to electronic documents after the signor signs up for the digital signature service and passes verification procedures such as entering a password before signing. In fact, with the use of digital signature services like AuthentiSign or DocuSign some real estate agents and lawyers may not require a witness signature, as the digital signature service itself acts as a type of witness.
There is no need to be afraid of electronic signatures with respect to legality. However, just like regular signatures, you should ensure that if there would be significant consequences to a signature being challenged, there are safeguards in place that will provide you the evidence you need to enforce the legal document.
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