Is it a Fixture or is it a Chattel?

Landlords, tenants and law students all wrestle over what it means for something to be a fixture as opposed to a chattel.  It matters to landlords because, at the end of a tenancy, fixtures can become their property and enhance the land value.  It matters to tenants because they risk losing valuable assets installed on the premises as part of their business.  It matters to law students because, on their real property exams, they are frequently asked to write intelligently on a legal test that seems straight forward but, in its application, has bedeviled both litigants and courts. 

While most commercial leases or property sale agreements contain express terms dealing with this subject, there are occasions where a tenancy ends or a property is sold that brings a fight over what may be removed and what must stay with the land.  This generally arises where the written lease or property sale agreement is either ambiguous or silent on the subject or, in some cases, where there is no written agreement at all.  The legal test for determining whether an object is a chattel or a fixture is well settled.  It was articulated at the turn of the last century in cases such as Stack v. T. Eaton Co. (1902), 4 O.L.R. 335 (Ont. Div Ct.).  That test has repeatedly been adopted in British Columbia[1] and is articulated as follows:

  1. Articles not otherwise attached to the land than by their own weight are not to be considered as part of the land, unless the circumstances establish that they were intended to be part of the land.
  2. Articles affixed to the land even slightly are to be considered part of the land unless the circumstances establish that they were intended to continue as chattels.
  3. The circumstances necessary to alter this primâ facie character of the objects are the degree of annexation and the object of such annexation, “which are patent to all to see”.
  4. The intention of the person affixing the object to the soil is material only so far as it can be presumed from the degree and object of the annexation.

More colloquially, the test has been expressed as “whether annexation of equipment was for the better use of the equipment or for the better use of the realty to which the equipment was annexed”: Heathron Developments Ltd. v. Kemp Concrete Products, (1999) 56 B.C.L.R. (3d) 284 (B.C.C.A). 

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BC Court of Appeal Acknowledges Independence of the Bar as a Principle of Fundamental Justice

In October 2011 I wrote about the BC Supreme Court decision in Federation of Law Societies of Canada v. Canada (Attorney General), 2011 BCSC 1270 in which the Court held that provisions of the federal Proceeds of Crime (Money Laundering) and Terrorist Financing Act and related Regulations were constitutionally inapplicable to lawyers.  Specifically, the Court held that provisions of the legislation requiring lawyers to collect and maintain confidential information about their clients, and their clients’ activities, violates section 7 of the Canadian Charter of Rights and Freedoms and cannot be saved under section 1 of the Charter.

The federal government appealed to the BC Court of Appeal which issued its Reasons for Judgment on April 4, 2013 upholding the decision (2013 BCCA 147).  What is particularly interesting about the Court of Appeal decision is that while the Supreme Court decision (and earlier related decisions) were largely decided on the basis of a concern that the legislation does not adequately protect solicitor/client privilege, the Court of Appeal based its decision on the fact that the legislation interferes with the independence of the Bar, a value that the Court characterized as a principle of fundamental justice within the meaning of section 7 of the Charter.  In coming to this conclusion, the Court of Appeal accepted the arguments of the Federation of Law Societies, supported by the Law Society of British Columbia, the Canadian Bar Association, the Chambre des Notaires du Québec and the Barreau du Québec, that the legislation puts lawyers in a position of conflict between the duty of loyalty owed to their clients and the obligation to the state created by the legislation.  The various law bodies have argued all along that this conflict is untenable in that it undermines the independence of lawyers and therefore prejudices the proper administration of justice in Canada. 

While the decision represents a victory for the legal profession, it is arguably of greater significance to the clients that we serve in that it recognizes that clients must be free to consult legal counsel and to speak fully and frankly with their lawyers in order to ensure that they receive proper legal advice.

The federal government is still considering whether it will seek leave to appeal to the Supreme Court of Canada.

B.C.'s New Emergency Intervention Disclosure Act

On March 2, 2013, the Emergency Intervention Disclosure Act, S.B.C. 2012, c. 19, was quietly enacted.  This statute had been on the books since 2012 but not in force.  The purpose of the Act is to authorize the involuntary sampling of bodily fluids where those samples are not being offered voluntarily.  For example, it covers situations such as a police officer or medic being spat on while providing treatment to a homeless drug addict who may have HIV or hepatitis.  The underlying concern is exposure to contagious diseases that may not immediately manifest themselves but that may require immediate preventative treatment. 

The Act was originally met with criticism in the press and from special interest groups, largely on the grounds that it grants overly intrusive powers to violate the privacy and bodily integrity of “source individuals” without any practical benefit.  Most first responders follow safety protocols, including getting vaccinations and peremptory treatment, long before any compelled blood test can be obtained to see whether, in fact, they were exposed to any risk.   

The involuntary testing of a person’s bodily fluids is obtained under a “testing order”.  To get such an order, the applicant must have “come into contact with a bodily substance of another individual” in certain circumstances.  Presently, those circumstances are limited to contact “while providing emergency health services” or while performing duties as a first responder (i.e. firefighters, police, paramedics, etc.).  Additional circumstances can be prescribed by regulation but none have been yet.  There is some suggestion it may be extended to victims of crime.

The application is made to the Provincial Court.  It must be made within 30 days of the alleged contact.  Generally, the “source individual” must be given four days’ notice of the application.  This notice requirement can be waived where it is either “impossible or impracticable”.  To obtain a testing order, it must be proven that:

a)      there are reasonable grounds to believe that the applicant has been exposed to “a pathogen that causes a prescribed communicable disease”;

b)      analyzing the applicant’s bodily fluid will not determine any infection in a timely manner;

c)      obtaining a sample will not endanger the life or health of the source individual;

d)      there is no reasonable alternative to obtain the needed information; and

e)      the testing order is necessary to decrease or eliminate the health risk to the applicant. 

The opinion of a physician on the medical issues is required.  If ordered, the sampling is done by a qualified analyst.  The test results are given to the applicant’s physician and to the source individual’s physician (if they have one).  The test results must remain confidential and there are fines for any breach of confidentiality.

While this legislation makes for good optics and publicity, only time will tell whether it is of any practical benefit.   On its face, it only applies to a limited number of possible applicants.  Similar legislation in Alberta is rarely used.  As a practical matter, it may often be difficult to find the “source individual” to do the testing on, let alone serve them with the application. 

 

Supreme Court of Canada Strikes Balance Between Freedom of Expression and Suppression of Hate Speech

In the realm of Canadian human rights law, few topics have generated as much discussion and controversy in recent years as the “hate law” provisions found in many human rights statutes.  These provisions typically prohibit the publication of statements that have or are likely to have the effect of exposing a person or class of persons to ridicule and hatred.

Defenders of these provisions argue that they are necessary in order to protect vulnerable persons and groups in our society whereas critics decry them as an unwarranted attack on freedom of expression.  The debate illustrates the challenge that often arises in constitutional litigation where the court is called upon to strike a balance between competing rights and values.

In its recent decision in Saskatchewan (Human Rights Commission) v. Whatcott, 2013 SCC 11, the Supreme Court provides some guidance as to how this delicate balance will be struck.

The case involves complaints filed with the Saskatchewan Human Rights Commission concerning four flyers published and distributed by William Whalcott, an avowed anti-homosexual activist.  Two of the flyers were entitled “Keep Homosexuality out of Saskatoon’s Public Schools” and “Sodomites in our Public Schools.”  The other two flyers in issue were copies of personal ads published in local newspapers with anti-homosexual handwritten notes added.  Four individuals who received the flyers at their homes filed complaints with the Commission alleging that the flyers promoted hatred against them because of their sexual orientation, in violation of the Saskatchewan Human Rights Code.

The relevant provision of the Code, section 14(1)(b), which is similar to provisions found in other provincial human rights statutes, prohibits the publication of any statement or representation that “exposes or tends to expose to hatred, ridicules, belittles or otherwise affronts the dignity of any person or class of persons on the basis of a prohibited ground.”

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Infrastructure Construction v. Private Enjoyment of Land - the Supreme Court of Canada Weighs In

On March 7, 2013, the Supreme Court of Canada issued an important decision regarding the obligation of public authorities to compensate private landowners in circumstances where public infrastructure construction has interfered with the private use and enjoyment of land.  In doing so, the Court ruled that a court must weigh the overriding public good occasioned by the infrastructure project against the severity of the interference with the landowner’s property in deciding whether compensation is owed.

In Antrim Truck Centre Ltd. v. Ontario, 2013 SCC 13, the appellant had operated a truck stop on Highway 17 in Ontario for approximately 25 years.  In 2004, Ontario altered Highway 17 such that access to the truck stop was severely limited.  The restriction on access to the truck stop ultimately put the appellant out of business.

The Supreme Court of Canada found that Ontario could be held liable under the Expropriation Act (Ontario) for injurious affection if the appellant could have successfully sued for damages caused by the construction under the law of private nuisance.  A nuisance was determined to arise where there has been an interference with the landowner’s occupation or enjoyment of land that was both substantial and unreasonable.  This is a two part test with the first part being a determination of whether the interference is “substantial” meaning “non-trivial” and the second part being a weighing of the interference suffered by the landowner against the utility of the act of the public authority.  In this weighing process, the Court decided that the act of the public utility will generally outweigh even very significant interferences with a claimant’s land.  It wrote that a claimant must prove that he or she has suffered from an interference that is more than the “give and take” expected of everyone and that the interference must be a disproportionate burden on them.  The public authority is to be favoured where the landowner’s harm cannot be viewed as more than the claimant’s “fair share” of the costs associated with providing a public benefit.

In this appeal, the Court restored the original decision which held that the appellant’s permanent interference with its property and reduced market value was a disproportionate burden which was not outweighed by the greater public good occasioned by the highway construction.  In doing so, the Court made an important finding that the type of harm suffered here – lack of access to the property from Highway 17 – was sufficient to support the claim. 

With billions of dollars being invested on public infrastructure projects in Canada, this decision has deep implications for the public cost of such projects.  While the words used by the Court suggest deference is to be given to reasonable interferences by public authorities, the facts of the case may suggest a broader willingness to compensate landowners.

Resolving Ambiguities in a Will

Despite the intentions of a testator and the best drafting skills of their lawyer, there are often occasions when there is an ambiguity or apparent error in the resulting will.  These can be anything from small typographical mistakes through to directly conflicting descriptions of a testator’s assets, beneficiaries or wishes.  The difficulty for an executor is trying to determine exactly what was meant in order to properly administer the estate.  A failure to do so correctly may expose the executor to claims by disappointed beneficiaries.  The executor’s task is not made any easier by the fact that, more often than not, there is a time lapse of many years between the date the will was originally drafted and the date the ambiguity is discovered.  The testator is no longer around to ask and the executor is left to divine the true intent from the tea leaves of history.

One avenue of resolution is to seek the agreement of all the beneficiaries on the intended meaning.  However, this is can be difficult to obtain as there is often a division of view over what was meant: a division frequently underscored by the prospect of financial benefit.  In such cases, the only safe course open to an executor is to seek a declaration from the court on the construction of the will.

How will the court address such issues?  A recent case provides a concise example.  The testatrix owned a half interest in an apartment building which she left to one of her three adult children.  Though the apartment building had a single civic address, it was actually comprised of four separate legal titles.  The difficulty was that, in her will, the testatrix made reference to only one of the four parcel identifier numbers (PID) that formed part of each legal description for the land.  Elsewhere, she had used the civic address and made reference to the fact it was four lots.  She also set out reasons in her will why she favoured one child over the other two in bequeathing this half interest to that child. 

Given the value of the apartment building, it is little surprise that the other two children challenged an interpretation of the will that saw their sibling inheriting the entire interest.  They took the view that the bequest was ambiguous and either unenforceable or limited to one of the four legal titles.  The result, they argued, was that the remaining three lots were part of the residue of the estate to which they were entitled to one third shares.  The executor sought the assistance of the court.

When faced with such situations, the courts turn to well-established principles of construction.  First, the court will look at the language used in the will itself to see if the intention of the testator can be determined.  If that does not resolve any ambiguity, the court is entitled to look at the surrounding circumstances known to the testator at the time the will was drafted.  This involves a consideration of evidence extrinsic to the will as an aid in construction.  Such evidence is intended to explain what the testator has written, not what he or she intended to write.  As a result, the court will only consider certain types of evidence.  Admissible evidence includes things like a testator’s occupation and property; his or her financial situation; relationships with family and friends; and the natural objects of his or her grant in the will.  Inadmissible evidence includes notes or statements of the testator as to intention, or instructions given to a lawyer in preparing the will.  This distinction is intended to avoid other written or verbal statements of intent from hijacking or altering the intent expressed in the will.  It is the will alone that governs.

In the apartment case, the court looked at extrinsic evidence to find there was no ambiguity in the will and that its proper construction saw the entire interest in the apartment go to one child.  This was so because, despite the absence of three of the four PID numbers, the testatrix identified the property in the manner she always had: by the civic address.  She also mentioned the existence of four lots and gave reason in the will why she favoured a single child with this bequest.  The omission of three of the PID numbers was a “minor error”.  An ambiguity would only exist if the testatrix intended to identify her property by using PID numbers, technical numbers of which the court found she was “unlikely to have any knowledge or understanding”.  The inclusion of any PID numbers added no further necessary information to the will to make clear the testarix’s intent.

For any executor uncertain of a will’s meaning, this case demonstrates two things.  First, you can look at what the deceased knew and how they conducted their affairs at the time the will was drafted to help resolve any ambiguity.  Second, you can appropriately seek the assistance of the court to confirm that interpretation.  Lastly, the cost of doing so is properly an expense of the estate, particularly where the beneficiaries are not all in agreement over the interpretation. 

B.C. Supreme Court Rejects Auditor General's Application for Access to Basi/Virk Accounts

On January 29, 2013, Chief Justice Robert Bauman of the BC Supreme Court released his decision (2013 BCSC 98) rejecting an application by the BC Auditor General for sweeping access to information and documents relating to the provincial government’s payment of legal fees on behalf of Mr. Basi and Mr. Virk, two former government employees charged with criminal breach of trust for allegedly receiving bribes and other benefits in connection with the sale of BC Rail.

The lengthy saga that ultimately led to Mr. Virk and Mr. Basi pleading guilty to four charges of breach of trust in October 2010 is well known as the case, dubbed “Railgate” in the media, received considerable attention.  Following the guilty pleas, public scrutiny shifted to the fact that the two men had their legal fees incurred in defending the charge paid by the government to the tune of (reportedly) $6 Million.  The issue caught the attention of the Auditor General who launched an investigation.  Ostensibly, the investigation was into the government’s general program for indemnifying employees (known as Special Indemnities), but there is no doubt that it was triggered by the Basi/Virk case given that it represented the largest single payout ever under the indemnity program.

The government cooperated with the Auditor General and had provided him with considerable information and records in its possession.  In addition, the Auditor General had obtained access to further information through an earlier court application.  However, Messrs. Basi and Virk continued to resist production of certain records including the contents of defence counsel’s files and unredacted copies of the relevant invoices.  The argument advanced on behalf of Messrs. Basi and Virk was that the invoices and related documents would disclose information concerning legal advice and strategies and that the information was therefore protected by solicitor-client privilege.

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Supreme Court of Canada Overturns Indalex

Pension and insolvency lawyers have been waiting with great anticipation for the Supreme Court of Canada to rule in Indalex.  The decision was released on February 1, 2013 and represents a major statement by Canada’s top court on the intersection of pension and insolvency law.

Indalex was the sponsor and administrator of two pension plans.  It sought protection from its creditors under the Companies Creditors Arrangement Act, a federal statute (“CCAA”).  During that process, it was authorized to obtain debtor in possession (“DIP”) financing and that financing was granted a priority over all other liabilities.  Indalex sold its business during the court supervised process with the proceeds used to satisfy the DIP financing.  The pension plan members challenged the priority of the DIP financing and argued that they had priority in the amount of the wind-up deficiency by virtue of a statutory deemed trust under the Pension Benefits Act (Ontario) (the “PBAO”) and a constructive trust arising from breaches of fiduciary duty by Indalex as administrator of the pension plans.  The Ontario Court of Appeal ruled in the members’ favour and ordered that the plan wind-up deficiencies had priority over the DIP financing by reason of the deemed statutory and constructive trusts.

The Supreme Court of Canada allowed the appeal.  In doing so, it held that with respect to one of the pension plans, the salaried plan, that a deemed trust arose for the wind-up deficiency under the PBAO.  However, the priority granted for the DIP financing in the CCAA proceedings was made under a federal statute and thus was paramount over the deemed trust, which arose under a provincial law.

The Court went on to consider whether a breach of fiduciary duty occurred because the employer, acting in its management capacity, did something that had the potential to affect the beneficiaries of the pension plans of which it was the administrator.  The Court held that employer was allowed to wear these “two hats’ by statute so that there was not a conflict of interest by simply acting in both roles.  However, in this case, while seeking an order for CCAA protection did not on its face give rise to a conflict of interest, Indalex did act in a conflict of interest when is sought DIP financing without providing notice to the plan members.  The failure to give notice meant the plan members did not have the opportunity to protect themselves with respect to the priority granted for the DIP financing.  In the end, the court held that Indalex had a duty to advise the court of its potential conflict of interest in these circumstances and should have taken steps to address the conflict by, for example, appointing an independent administrator for the pension plans with respect to the DIP financing approval as well as the sale of the corporate assets and the order to enter bankruptcy.

While the Court’s statements on the law regarding conflicts in the CCAA context were meaningful, they did not ultimately lead to a remedy for the plan members as the Court ruled that the breach was not tied to any particular asset and, as a result, the remedy of a constructive trust was not appropriate.

In the end, the Court appears to have answered the question of how the DIP financing priority issue will be addressed when there are deemed statutory pension trusts or constructive trusts created in insolvency situations.  In addition, the application of the conflict of interest duty and the procedures identified to address conflict facing pension plan administrators are sure to have an immediate impact on business in Canada and will likely extend beyond the insolvency context.

The "Interests of Justice" and the Civil Forfeiture Act: The B.C. Court of Appeal Weighs In...

Some time ago I blogged about the decision in B.C. (Director of Civil Forfeiture) v. Wolff.  That case was something of a setback for the Director of Civil Forfeiture who had sought forfeiture from Mr. Wolff of his $52,000 truck.  In November 2005, Mr. Wolff was arrested for possession for the purposes of trafficking.  As a “favour”, Mr. Wolff was transporting a duffle bag of marijuana in his truck for an unnamed friend.  In June 2007, shortly after buying out the lease on his truck, Mr. Wolff pled guilty and was sentenced to a one year conditional discharge.  

Six months later (over four years after the original arrest), the Director commenced a civil claim seeking forfeiture of Mr. Wolff’s truck as the “instrument of unlawful activity”.  Once it was proven the truck had been used in the commission of an offence, the Civil Forfeiture Act (“CFA”) compelled its forfeiture unless it “is clearly not in the interests of justice”.  The onus to establish this is on the defendant.  At trial, the Director’s claim failed only because the judge found that Mr. Wolff was entitled to relief from forfeiture.  That decision was based on a number of considerations, including the Director’s delay in making the claim and the fact Mr. Wolff was a first time offender.  

As a general observation, the Director has been very aggressive in seeking forfeiture in most cases, regardless of the underlying facts or equities.  The Wolff decision represented a set back and created a precedent for legitimate opposition to the Director.  Presumably grumpy over the loss, the Director appealed.  In a victory for the “little guy”, the Court of Appeal recently upheld the result, though not agreeing entirely with the lower court’s reasoning.  More importantly, this decision provides much needed appellate guidance on what to consider when determining whether forfeiture under the CFA “is not clearly in the interests of justice”.  The case provides hope to all those facing a forfeiture claim by the Director. 

The objectives of the CFA are to:

a)      take the profit out of unlawful activity;

b)      prevent the use of property to unlawfully acquire wealth or cause bodily injury; and

c)      compensate victims of crime and fund crime prevention and remediation.

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Defamation and Corporate News Releases

Likely to the relief of publicly traded companies, the B.C. Supreme Court recently dismissed a claim in defamation over a corporate news release that provided general information about the intended response to a lawsuit.  The court did so on the grounds that news releases issued by companies to report on litigation brought against them are published on occasions of either absolute or qualified privilege.  As such, the content of the news releases, even if defamatory, are protected and cannot be the basis for a defamation claim.

The case, Merit Consultants International Ltd. v. Chandler, involved the cancellation of a consulting contract between the plaintiff, a consulting firm, and Redcorp Ventures Ltd., a publicly traded mining exploration company.  The plaintiff sued Redcorp for breach of contract after Redcorp unilaterally terminated the plaintiff’s services.  In response, Redcorp issued a news release stating that it had good reason to terminate the plaintiff’s contract and intended to “vigorously defend the action and counterclaim alleging negligence and breach of contract on the part of Merit that has caused damage . . . , and for costs”.  Subsequently, Redcorp was assigned into bankruptcy, effectively ending the plaintiff’s breach of contract claim.  Undeterred, the plaintiff then started a claim against Redcorp’s directors alleging that the news release was defamatory. 

The issue before the court became whether or not a news release, even if defamatory, was protected by a defence of privilege.  The directors (in addition to pointing out they individually had not published the news release) argued that the news release was protected by either absolute or qualified privilege.  Absolute privilege protects any publication, even if defamatory.  Speeches in Parliament and evidence given at trials are examples of occasions protected by absolute privilege.  Qualified privilege protects a publication when it is made to persons who have a duty or interest in receiving it and if it is made for a proper purpose.  Qualified privilege can be defeated if the defamatory comments were made maliciously, meaning for an improper purpose.  An employee reporting to their employer or a patient to their doctor are examples of occasions of qualified privilege.  Generally, the scope of publication on occasions of qualified privilege is quite limited.

The interesting point in this case is that the news release was made available to the world, not just a limited audience.  The court began its analysis by highlighting the principle of openness in the judicial system and noted that this included the right to publish and comment on documents filed with the courts, including civil claims filed by litigants.  The news release in this case gave notice of a material event involving Redcorp (the litigation) to people who may have an interest in knowing about it such as shareholders, employees and creditors.  The court viewed it as illogical that a person could commence a lawsuit making serious allegations of wrongdoing affecting Redcorp and be immune from a defamation claim but that Redcorp could not make any responsive comment about that lawsuit without risking a defamation claim. 

The court found it reasonable for Redcorp to advise those who had an interest in its affairs that the lawsuit would be defended, the grounds of the intended defence and the prospect and nature of a counterclaim against the plaintiff.  As the Court noted, “the notion that one party can initiate process against another and then somehow claim to be defamed if that party says how it intends to respond makes a trap out of what is meant to be protection against truly egregious behaviour.  The mild allegation that one intends to sue for breach of contract and negligence in response to a claim for breach of contract is nothing of the kind.”

The underlying reason for this was the public interest in freedom of expression by participants in judicial proceedings.  In dismissing the claim, the court did not decide whether the applicable privilege was absolute or qualified as it found either would succeed.  There was no allegation or evidence the news release had been issued maliciously.

This decision is good news for companies who wish to make public comment relating to ongoing litigation in which they are involved.  Provided the statements made are related to the lawsuit and are not egregious, they will be immune for claims of defamation.