Tag Archives: Commercial Real Estate

Landlord Considerations Regarding Virtual Restaurants & Ghost Kitchens

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The relatively recent phenomena of “ghost kitchens” and “virtual restaurants” have flourished during Covid-19. Creating a “virtual brand” that is only available through delivery apps provides various benefits to a restaurant in your property, particularly at a time when governmental orders have restricted the use of dine-in options. These virtual brands still require bricks and mortar locations for the production of their menu items and to serve as pick-up locations by those making the deliveries.

Although the terms ghost kitchen and virtual restaurant is often used interchangeably, the main difference between a ghost kitchen and a virtual restaurant is that a virtual kitchen is usually part of a restaurant or franchise system using their existing kitchens to produce and promote products for delivery only through delivery apps under a brand not associated with the restaurant itself. Conversely, ghost kitchens tend to be brands that rent the use of kitchen facilities. Ghost kitchens may produce multiple brands for the same owner using similar ingredients but packaged in completely different ways. Stand alone ghost kitchens can also be used by more than one company at one time in shared facilities.

Since ghost kitchens are a good way for a new chef or an existing brand to test out new concepts or new items without making the investment into a brick and mortar location, they may share an existing restaurant’s kitchen space.

Here are some things landlords should consider.

Trade Names, Use Clauses and Exclusivity Clauses

Typically, ghost kitchens and virtual restaurants typically have no visible signage and are not promoted in the same way typical restaurants are promoted. Does your restaurant lease specify only one trade name? How are the other brands promoted virtually and to the deliver apps? Will this create confusion in your market when your restaurant also displays and promotes other brands from its physical location?

If as a landlord wishing to allow a restaurant to have a virtual presence then a lease amendment is needed to permit the general use of take-out or delivery and must not be restrictive to a particular brand. Consideration must also be given in these circumstances to whether there are any exclusive use obligations contained in any other lease which might restrict what products can be sold out of a virtual restaurant.

We recommend that the addition of a virtual restaurant or ghost kitchen be temporary and frequently reviewed by the Landlord. Therefore, a time period should be included in amendment, and claw back provisions should be included to maintain merchandising flexibility.

Operating Hours

Care should be taken that the restaurant providing a virtual environment doesn’t simply go dark and only operate virtually. This is particularly true whereby other tenants expect each tenant to contribute to ‘footfall’ and exposure.

Sales Reporting

All sales from the virtual operation should be recorded as sales from the premises, and the tenant sales auditing process should be reviewed and amended as required.

Subletting and Profit Rent

Make sure you have all your subtenancy protections in place, including any so-called ‘profit rent if others are using the kitchen facilities as their ghost kitchen. Make sure that any and all other users of the facilities have a signed subtenancy agreement, and the tenant is liable for the subtenant’s actions.

Numbers of Restaurant Covenants

Some other tenants in a property may include restrictions on the number of restaurants in a property. Ostensibly, this is related to the use of the parking field for dine-in eating where the other tenant doesn’t want to have restricted parking availability affecting their business.

Insurance

Check with your insurance agent if the Landlord needs additional coverage, particularly if the facilities are used by others. Obtain a letter from the tenant’s insurance carrier that the expanded virtual operations are covered and obtain a revised certificate of insurance, if needed.

Each subtenant will also need to provide certificates of insurance if the facilities are used as a ghost kitchen by others.

Permits

Verify that the restaurant offering either a virtual restaurant or ghost kitchen has all the permits required. Additional business licenses and modified health and safety permits may be needed, etc.

These are just a few of the items a Landlord should consider prior to permitting a virtual restaurant or ghost kitchen. These new operating models may prove to be the lifeline your food services tenant needs, but it is equally important for the Landlord to protect its position, by conducting proper due diligence and documentation.

Do You Speak Legalese?

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This article was written by Martin A. Schwartz, Partner at the law firm Bilzin Sumberg, and is reprinted here with his permission. His primary area of focus is Real Estate law and he can be reached at 305-350-2367 or mschwartz@bilzin.com

Peter Morris’ comments: As someone who must read, and interpret, leases and purchase and sale documents daily I agree with him. I add the word “interpret” because of the ambiguity in most documents. In some cases, the drafter of the document inserts words specifically so the true meaning of the concept can be read in multiple ways. I call these ‘wiggle words’, and I root these out for my clients whenever possible. Three (3) Cheers for Martin for his clear thoughts on this matter in his article that starts now.

Each profession has its own jargon but most professions rely on modern English as their base. Real estate and other transactional lawyers, those who draft legal documents, seem to be the exception. This is a strange phenomenon since most litigators, those attorneys who write only for fellow lawyers (i.e., judges), seem to have little problem writing in modern English. However, most real estate and other transactional lawyers whose work-product involves nonlawyer parties, usually find it difficult to express their thoughts in modern English. Instead, they rely on a strange language referred to as “legalese” to convey their message.

Merriam-Webster defines “legalese” as follows: “the language used by lawyers that is difficult for most people to understand; legal jargon.”1 The Oxford Guide to Plain English describes it somewhat differently:

“Fog in the law and legal writing is often blamed on the complex topics being tackled. Yet when legal texts are closely examined, their complexity seems to arise far less from this than from unusual language, tortuous sentence construction, and disorder in the arrangement of points. So the complexity is largely linguistic and structural smoke created by poor writing practices.

“Legalese is one of the few social evils that can be eradicated by careful thought and disciplined use of a pen. It is doubly demeaning: first it demeans its writers, who seem to be either deliberately exploiting its power to dominate or are at best careless of its effects; and second it demeans its readers by making them feel powerless and stupid.”2

William Safire, a former op-ed columnist with The New York Times, describes it more humorously: “[L]egalese often has the virtue of eliminating ambiguity, and should be read more as a mathematical equation than as prose, anything herein to the contrary notwithstanding.”3

Legalese is a language that relies on archaic language, poor grammar and sentence structure, repetition, surplus language, and legal jargon. The predicate for use of legalese seems to be that the parties will be represented by attorneys, and their attorneys will understand the documents even if their clients cannot. Although such an assumption may assist in promoting legal employment, it appears no more defensible than having legal documents written in Arabic in reliance on the parties using persons familiar with Arabic to explain the contents of the documents to their clients. Since legal documents will govern the rights and obligations of the parties for whom they are written, it seems only proper that such parties should be able to read and understand them. The use of legalese has been criticized by the courts: “[This is a] document checked full of legalese that can make a Byzantine scholar proud.”4

Some legalisms seem to be going out of vogue. Does anyone use “the party of the first part” and “the party of the second part” to reference the parties to an agreement? Use of these terms allows the drafter to avoid identifying the parties throughout the document, but to an untrained reader, it may be unclear which party is obligated to which obligations under the agreement.

Other terms seem to have survived the transition from the age of the bow and arrow to that of automatic weapons. Many drafters continue to use terms like “witnesseth” and recitals preceded by the term “whereas.” Frequently, last paragraphs in agreements conclude with “In witness whereof.” One may well wonder if such drafters think it is essential their documents look like legal proclamations intended to be admissible in the English courts of the 14th century or be in a form sufficient to be affixed to the nearest tree. And what about title affidavits that conclude with the phrase “further affiant sayeth naught”? This last phrase adds nothing to the affidavit that a period at the end of the preceding sentence would add, but it does perhaps provide the drafter with the comforting feeling that the affidavit is a “legal document.”

Attorneys do not seem to question why is it necessary to use language from the age of Shakespeare to express their thoughts. Such archaic language is nowhere else found in modern writing, and it surely does not improve the readability of the document in which it is contained.

Another tenet of legalese involves repeating numbers with Arabic characters and in words. It might not be necessary to provide for “a ten (10) day notice” rather than “a 10-day notice” but a reader seeing both the character and word will appreciate that he or she is reading a legal document. This has been referred to as the “stupid reader syndrome” since it appears to be predicated on the assumption that the reader will not be able to understand a number if it is only mentioned once. A danger, however, of this needless repetition sometimes appears in documents when the character and word do not match, e.g., “ten (15) day period,” which presents an interpretive problem as to which number is correct. This needless repetition is so engrained in the legal vocabulary that a request to a legal secretary to transmit two copies of a survey will appear as “enclosed are two (2) copies of the survey.”

Perhaps the hallmark of a legal document is the inclusion of “h” words. The words “herein,” “hereto,” “hereof,” and “hereinafter” are the staples of drafting in legalease. These words, other than “hereinafter,” defy precision because it is never clear whether they are referencing a particular paragraph, section, or the entire agreement. Typically the use of such language requires the drafter to add a separate definitional section to clarify their meaning because of their latent ambiguity. You will not see these words used in common parlance or even in nonfiction writing except perhaps the use of “hereinafter” referencing an existence beyond the grave. But these words are typically liberally sprinkled throughout a document serving as a beacon to identify the document: “This is a legal document!”

Another frequent device for drafting in legalese is the use of the expression “provided, however, that….” This phrase serves to introduce an exclusion to the immediately previously expressed idea. Although one may substitute a period for this entire phrase and follow with the start of a new sentence with the same effect, the use of this term allows the draftsperson to establish his or her credentials as a lawyer and, as a side benefit, permits drafting run-on sentences galore. One can test the elimination of this phrase by substituting a period before “provided, however, that…” and determine its absence has no effect on the meaning of the paragraph but only serves to increase its readability.

Legalese embraces repetition: one word is good; six words are better. Why refer to the “provisions” or “terms” of an agreement when you can mention the “terms, provisions, covenants, agreements, representations, and warranties” of an agreement? Would anyone without legal “training” think that the terms of an agreement would not include any representations, warranties, or covenants in the agreement? I think not, but verbosity is a preferred drafting technique.

Another form of repetition frequently utilized is couplets: two words used in conjunction when a single word will convey the same message. Frequently used couplets include: “terms and provisions,” “good and valuable,” “covenants and agreements,” “free and clear,” “each and every,” and “any and all.” Many attorneys sprinkle these liberally into their drafting so the reader will understand the document was drafted by a lawyer.

Related to repetition is the inclusion of unnecessary extra language. In referring to exhibits and schedules in a document, the drafter will frequently qualify such exhibits or schedules with the phrase “attached hereto and incorporated herein by reference.” It is not clear whether such a phrase has any legal effect. Would a reader think that an exhibit or schedule appearing at the end of a document and referenced in the document might be a stapling error? That is, it was never intended to be part of the agreement. Or that such documents were merely attached to the document to increase its length?

The use of legalese is perpetuated by reuse of form documents replete with legalese. New lawyers instructed to use form documents are inculcated into the use of archaic language, repetition, and run-on sentences. It has been noted that there is no economic incentive to “clean up” these documents by spending extra time merely for the sake of readability.5 Even lawyers conscious of the use of legalese frequently avoid removing such language in the haste to produce a document for distribution. Will Rodgers famously noted, “If I had more time, I would have written a shorter letter.”

There is a perception among new lawyers, and even among seasoned lawyers, that writing in plain English dumbs down the language of the instruments. This is surely the case in some consumer forms in substituting “I” and “you” for “buyer” and “seller.” However, in response, it has been noted that:

“[W]riting in plain English need not mean giving up sophisticated use of language and affecting a chatty informality. On the contrary, it requires sophistication to produce documents that are consistently coherent, clear and readable. By contrast, this “specialized tongue” of lawyers, “legalese,” may even be easier to write because it relies on convention instead of thought. At best, however, the result is wordy, pompous, and dull. At worst it is unintelligible.”6

Does legalese really improve the content? As an example of how legalese affects readability, below are two short paragraphs. The first is written in English and the second re-written in legalese.

Jim had the flu and went to see Dr. Jones. The doctor told Jim he would be better in 10 days if Jim stayed home, drank liquids, and slept for eight hours each night. If his condition did not improve by the end of 10 days, the doctor said he would prescribe antibiotics.”

Jim had the flu (hereinafter referred to as the “Disease”) and went to see Dr. Jones (hereinafter referred to as the “Doctor”) and the Doctor told Jim that Jim would be better in ten (10) days, provided, however, that (i) Jim stayed home, (ii) Jim drank liquids, and (iii) Jim slept eight (8) hours each night (hereinafter collectively referred to as the “Remedial Conditions”) and provided further that if by the expiration of said ten (10) day period and full and complete fulfillment of the Remedial Conditions the Disease was not fully or partially abated to the full and complete satisfaction of the Doctor, in the Doctor’s sole and unfettered discretion, then the Doctor would prescribe antibiotics.

In a survey in 1988 sent to 1,116 Florida judges and lawyers selected at random that contained six phrases written in two different styles without identifying legalese but only a “test of language trends in the legal profession,” the preparer of the survey received 628 responses: 352 came from judges and 279 from lawyers. The judges preferred plain English in 86 percent of their responses and the lawyers in 80 percent.7

The courts have been critical of the use of legalese.8 Is there any downside to use of such language? If ordinary individuals not represented by an attorney are intended to be bound by legal instruments not otherwise decipherable as written in the English language, courts have refused to enforce such agreements to the detriment of the drafters.9

Beyond the issue of enforcement, why is it necessary to draft documents far removed from common English? Why does the poor use of the English language with run-on sentences and unnecessary repetition make a document legal? In surveys of judges and attorneys, the overwhelming percentage of respondents opted for plain English over legalese.10

Any real estate attorney believing use of legalese is benign should be ordered to review and decipher language appearing in many securitized financing documents. There are numerous examples in such documents when one sentence can run an entire page.11 It is frequently impossible to understand the content of any provision with a single reading.

Consumer groups have been struggling for years to require consumer documents to be written in plain English. Since the world outside of the legal profession operates using plain English, it is difficult to justify using a different language to create enforceable legal rights and obligations. In some cases, the reward for using legalese is an unenforceable agreement.12

1 Merriam-Webster’s Learner’s Dictionary, “Legalese.”

2 Martin Cutts, Oxford Guide to Plain English (3d ed. 2009).

3 William Safire, Safire’s Political Dictionary (Rev. ed. 2008).

4 In Re Benninger, 357 B.R. 337 (Bankr. W.D. Pa. 2006). See also Gelinas v. State, 398 S.W. 3d 703 (Tex. Crim. App. 2013) (Cochran concurring opinion) (“These instructions are 100 [percent] legalese. They make no sense.”).

5 See Hills, Why Contracts are Written in “Legalese,” 77 Chicago-Kent Law Rev. 58 (2001).

6 Barbara Child, Language Preferences of Judges and Lawyers: A Florida Survey, 64 Fla. B. J. 32 (Feb. 1990).

7 Id.

8 State of Wisconsin v. Eason, 629 N.W.2d 625 (Wisconsin Sup. Ct. 2001) (dissenting opinion) (“The warrant and affidavit replete with terms normally found in attorney-drafted documents including “whereas,” “curtilage,” “to-wit” and other such similar terms. . . . Indeed law students have been taught for at least the last 50 years to avoid this kind of legalese.”); But see Bo Bingham, Lawyers Speak “Legalese” for a Reason, The Legal Lowdown (Oct. 6, 2015), http://www.thespectrum.com/story/life/features/mesquite/2015/10/06/lawyers-speak-legalese-reason/73460860/ (discussing the virtues of legalese).

9 See In Re Benninger, 357 B.R. 337.

10 See Kimble & Prokop, Jr., Strike Three for Legalese, Michigan B. J. 40 (Mar. 2014); Barbara Child, Language Preferences of Judges and Lawyers: A Florida Survey, 64 Fla. B. J. 32 (Feb. 1990).

11 For example: “‘Certificateholder’: With respect to any Certificate, the Person whose name is registered in the Certificate Register (including, solely for the purposes of distributing reports, statements or other information pursuant to this Agreement, Beneficial Owners or potential transferees of Certificates to the extent the Person distributing such information has been provided with an Investor Certification by or on behalf of such Beneficial Owner or potential transferee); provided, however, that, except to the extent provided in the next proviso, solely for the purpose of giving any consent or taking any action pursuant to this Agreement, any Certificate beneficially owned by the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator, the Operating Advisor, a manager of a Mortgaged Property, a Mortgagor or any Person known to a Responsible Officer of the Certificate Registrar to be an Affiliate of the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator, the Operating Advisor, a manager of a Mortgaged Property or a Mortgagor shall be deemed not to be outstanding and the Voting Rights to which it is entitled shall not be taken into account in determining whether the requisite percentage of Voting Rights necessary to effect any such consent or take any such action has been obtained; provided, however, that for purposes of obtaining the consent of Certificateholders to an amendment of this Agreement, any Certificate beneficially owned by the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator, the Operating Advisor or an Affiliate of the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator or the Operating Advisor shall be deemed to be outstanding, provided that if such amendment relates to the termination, increase in compensation or material reduction of obligations of the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator, the Operating Advisor or any of their Affiliates, then such Certificate so owned shall be deemed not to be outstanding; provided, however, if the Master Servicer, the Special Servicer or an Affiliate of the Master Servicer or the Special Servicer is a member of the Controlling Class, it shall be permitted to act in such capacity and exercise all rights under this Agreement bestowed upon the Controlling Class; provided, further, if an Affiliate of the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator or the Operating Advisor has provided an Investor Certification in which it has certified as to the existence of an Affiliate Ethical Wall between it and the Depositor, the Master Servicer, the Special Servicer, the Trustee, the Certificate Administrator or the Operating Advisor, as applicable, then any Certificates beneficially owned by such Affiliate shall be deemed to be outstanding.”

12 See Paladino v. Avnet Computer Techs, 134 F.3d 1054 (11th Cir. 1988); Nicosia v. Wakefern Food Corp., 136 N.J. 401, 643 A.2d 554 (N.J. 1994).

This article was first published in the April 2017 issue of The Florida Bar Journal, Volume 91, No. 4.

B.C. Introduces Land Owner Transparency Registry to Record Indirect Ownership of Land

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The following article was written by Mark V. Lewis (Partner) & Sunjeet Grewal (Associate) of the law firm Bennett Jones, Vancouver; and reprinted with their permission. Please contact them directly for more information about LOTA & how it may apply to you.

On November 30, 2020, Bill 23 (2019), the Land Owner Transparency Act (LOTA) will come into force together with the Land Owner Transparency Regulation (LOTR) to create the Land Owner Transparency Registry, a first-of-its-kind registry in Canada intended to record the indirect ownership of land by certain individuals.

Background

Following various reports and allegations of illicit money being used to acquire British Columbia real property, the province initiated several measures in 2018 and 2019 to identify means by which it could either limit the use of such funds to acquire interests in land or track the identities of the individuals who were ultimately providing the funds for the purchase of such interests in land. While the Provincial government intends LOTA to create additional means for government authorities, tax authorities and law enforcement to combat fraud, money laundering and tax evasion, it is clear that LOTA will have far-reaching consequences—beyond reducing illegal and nefarious activities—on day-to-day real estate transactions and the ownership of interests in land in B.C.

In launching the Registry the government is creating a second database of land ownership records that will operate in parallel to, but separate from, the Land Title Office (LTO), which records registered ownership of real property interests. The Registry will record indirect ownership of interests in land (e.g., shareholdings in a corporation, partnership interests in a partnership and beneficial interests of trust beneficiaries) in an online database operated by the British Columbia Land Title and Survey Authority (LTSA). A land transfer filed in the LTO (among other filings) will require at least one and possibly two concurrent filings in the Registry. According to the LOTR, the search functionality of the Registry is intended to be made operational on April 30, 2021, giving the government a five-month cushion to resolve all outstanding practical and technological issues in activating the Registry.

The operative disclosure and reporting language in LOTA is largely borrowed from the Information Collection Regulation made under the Property Transfer Tax Act, RSBC 1996, c.378 (PTTA). The concepts of relevant corporations, relevant partnerships and relevant trusts, and the types of disclosure contemplated in LOTA are generally (but not completely) consistent with the PTTA. We will not revisit those concepts here.

LOTA Fundamentals

LOTA requires the disclosure of the names of certain individuals (interest holders) who have an indirect interest in privately-held real property in British Columbia as well as also their key personal and contact details. Contrary to many misleading publications, the Registry is not intended to identify real property “beneficial ownership” and it does not specifically focus on the “beneficial owners” of real property, as those terms are commonly known and used at law.

Instead, LOTA focusses on the individuals who ultimately have material control over specific interests in land, in some instances over multiple layers of ownership well beyond that of the actual beneficial owner at law. In some instances this may align with the identity of beneficial owners who are individuals. However, in the majority of commercial instances in which the beneficial owner is a non-individual person, the ultimate controlling owner(s), whose identities and interests must be disclosed under LOTA, will be one or more individuals higher up an organizational chart.

When a parcel of land (for which there is a title raised and registered in the LTO) changes hands in the normal course (via the filing of the Form A Freehold Transfer at the LTO), new parallel documentation must be filed in the Registry to satisfy the LOTA requirements. Where a parcel of land is transferred at the beneficial ownership level (e.g., on the transfer of shares of a nominee corporation) and there is a change of interest holders, then no LOTA filing is immediately required at the Registry but one would have to be made within two months of the transfer to identify the new interest holders associated with that parcel.

LOTA Reporting Requirements

Reporting requirements under LOTA are required in connection with any “interest in land”, which is currently defined as the following:

  • an estate in fee simple;
  • a life estate in land;
  • a right to occupy land under a lease that has a term of more than 10 years;
  • a right under an agreement for sale to occupy land or to require the transfer of an estate in fee simple; or
  • an estate, right or interest to be prescribed by regulation, which could eventually include interests such as mortgages, options to purchase and rights of first refusal.

Under LOTA, upon the registration of an interest in land at the LTO, all transferees (including individuals) must file a transparency declaration pursuant to s. 10 of LOTA (the Declaration). A transferee must disclose in its Declaration whether the transferee is a reporting body, being a relevant corporation, a trustee of a relevant trust or a partner of a relevant partnership that is required to file a transparency report under either sections 12(1), 15(1) or 15(4) of LOTA (the Report). If the transferee is not a reporting body, then no further filings at the time of transfer are required.

For the purposes of LOTA:

  • a relevant corporation means a corporation or limited liability company but does not include a corporation or limited liability company that is included in Schedule 1 of LOTA;
  • a relevant partnership means a general partnership, limited partnership, limited liability partnership, professional partnership or foreign partnership within the meaning of the B.C. Partnership Act, a prescribed partnership and any legal relationship created in another jurisdiction that is similar to any of the legal relationships described in this paragraph; and
  • a relevant trust means an express trust, including a bare trust, a prescribed trust and any legal relationship created in another jurisdiction that is similar to any of the legal relationships described in this paragraph.

If a transferee identifies itself as a reporting body in a Declaration, then the transferee must also file a Report, which must be filed concurrently with the Declaration. Without filing the Declaration and, if applicable, the Report, the LTO registrar is required to refuse the registration of the relevant interest in land in the LTO. Reporting bodies will be required to disclose detailed information within the Report including (but not limited to) the name, date of birth, address, social insurance number, tax residency, certain contact information and information regarding the interest in land indirectly owned by relevant interest holders. The information contained in a Declaration or a Report is available for inspection by an enforcement officer appointed by the minister under the Public Services Act, unless the individual is under 19, is incapacitated, or the individual applies to omit information as it is a health or safety risk, and that application is approved by the administrator appointed by the Chief Executive Officer of the LTSA as set out under Part 4 of LOTA.

A Report must identify who the ultimate interest holders are of the interest in land being transferred. Interest holders required to follow such disclosure obligations are those individuals who hold either (i) a “significant number of shares” in a corporation which equates to 10 percent of the shares in a relevant corporation or shares which carry 10 percent or more the voting rights, (ii) a beneficial interest in land, or (iii) an interest in land through a partnership.

It is important to note, it is only those individuals who fall within the definition of either beneficial owner, corporate interest holder or partnership interest holder, not all owners of interests in land, who will be required to disclose the required information. Pursuant to s. 21 of LOTA a reporting body is required to take reasonable steps to obtain and confirm the accuracy of the information reported. However, failure to comply with the requirements with respect to obtaining and confirming such information could result in significant penalties, as noted below.

The initial versions of the Reports to be filed at the Registry make clear that not only is certain personal information required to be included with respect to interest holders, but also that generic descriptions following the language of LOTA will be required as to how an individual is an interest holder, without providing specific details.

Accordingly, for purchasers and their advisors, it will soon be mandatory for the full extent of ownership structures to be disclosed by a purchaser to its lawyer prior to closing real property transactions so that a Declaration and, if required, a Report can be prepared for filing with the Registry at closing. It is important to note that all of this information will not need to be disclosed either to a vendor as part of the closing (absent specific contractual language requiring such disclosure) or in a Report, as only information regarding individuals who meet the LOTA definition of “interest holders” at the end of the structure must be submitted.

It should also be noted that s. 24 of LOTA requires that before filing a Report, a reporting body must take reasonable steps to give written notice of the filing of the Report to each interest holder and settlor who is identified in the Report. The Report itself requires confirmation that notice was given and, if notice was not given then, pursuant to s. 24(2)(b) of LOTA, a summary of the steps taken to give notice must be provided. This notice will be an additional transaction document that will need to be prepared and delivered.

In addition to the LTO filings required by a transferee who acquires an interest in land as contemplated by LOTA, in 20201 the government added s. 17.1 to LOTA requiring a corporation, trustee or partner that is a registered owner of an interest in land to give notice to the Registry if, after the corporation, trustee or partner has filed a Report, the corporation, trust or partnership ceases to be, respectively, a relevant corporation, relevant trust or relevant partnership. This notice must be filed within two months after the date on which the corporation, trust or partnership ceases to be, respectively, a relevant corporation, relevant trust or relevant partnership.

Indirect Control

The LOTR has extensive language to address indirect control exercised through a “chain of relevant intermediaries”. A relevant intermediary is defined to include any person that is one or more of the following and is controlled by another person: (1) a relevant corporation, (2) a relevant partnership, (3) an individual, relevant corporation or relevant partnership that is a trustee of a relevant trust, (4) an individual, relevant corporation or trustee of a relevant trust that is an agent, and (5) an individual, relevant corporation, relevant partnership or trustee of a relevant trust that is a personal or other legal representative.

The purpose of these provisions is to ensure that in examining the ownership structure, one does not stop at the bottom of a chain of relevant intermediaries or stop upon reaching an individual who is still subject to some prescribed element of control.

These new elements and nuances mean that a significant amount of due diligence and effort will be required on the part of purchaser’s counsel to work with clients to correctly identify the identity of the individuals who are the ultimate owners or controlling individuals of any registered owner of an interest in land, which ultimate owners are considered a relevant corporation, a relevant partnership or a trustee of a relevant trust. The B.C. government has gone to significant and detailed lengths in its attempt to capture various means by which direct and indirect ownership of interests in land may be controlled by related or unrelated third parties. Counsel will need to pay close attention to the requirements in LOTA and LOTR to ensure that correct disclosures are made in any required Declaration and Report.

Excluded Corporations and Trusts

While LOTAis broad in scope, the legislation does exclude from the definitions of relevant corporate and relevant trust entities that are identified, respectively, in Schedules 1 and 2 to LOTA. Schedule 1 contains exclusions (among others) from the definition of relevant corporation for a corporation or limited liability corporation that is:

  • a corporation that is a reporting issuer or reporting issuer equivalent with the meaning of the B.C. Business Corporations Act;
  • a corporation that is listed on a designated stock exchange within the meaning of section 248(1) of the federal Income Tax Act (ITA);
  • a strata corporation within the meaning of the B.C. Strata Property Act;
  • a savings institution, insurance company or trust company;
  • a pension fund society within the meaning of the B.C. Pension Fund Societies Act; or
  • a wholly owned subsidiary (as that term is defined in the B.C. Business Corporations Act) of a corporation to which any of the exclusions in Schedule 1 apply.

Similarly, Schedule 2 contains exclusions (among others) from the definition of relevant trust for any trust that is:

  • a real estate investment trust, mutual fund trust or SIFT trust within the respective meanings of the ITA;
  • property vested in a person licensed or appointed under the federal Bankruptcy and Insolvency Act;
  • spousal or common-law partner trust within the meaning of the ITA;
  • a charitable or testamentary trust; or
  • a trust the trustee of which is an administrator of an estate.

LOTA has provided for the flexibility to have additional exclusions added to Schedules 1 and 2 by regulation.

Important Timelines

The following circumstances will trigger the requirement to report:

  • for any transfers of land in the LTO, a Declaration and, if applicable, a Report must be filed at the time of filing an application to transfer an interest in land with the LTO;
  • for individuals who are currently holders of an interest in land (as of November 30, 2020), they have until November 30, 2021, to file a Declaration and, if applicable, a Report as to the current interest in land held as at November 30, 2020; and
  • if there is a change of interest holder that does not result in an LTO filing, then LOTA requires a reporting body to file a new Report within two months after the reporting body becomes aware, or reasonably ought to have become aware, that (a) a previous Report no longer accurately discloses the current interest holders, or (b) a determination of incapacity has been made in respect of an interest holder.

Implications for Leases

Section 21 of the LOTR adds clarity around the obligations to file Declarations and Reports in respect of registered leasehold interests as it exempts the filing obligations of any relevant corporation, trustee of a relevant trust or partner of a relevant partnership that hold a registered leasehold interest for which the remaining term of the lease (excluding renewal/extension terms) is 10 years or less.

Accordingly, upon either the filing of a lease at the LTO, or the application of s. 15(1) of LOTA with respect to existing registered leases (determined as at November 30, 2020), if the current remaining term of the registered lease is 10 years or less then neither a Declaration or Report needs to be filed2.

Implications for Individuals Holding Registered Interests

As noted above, another key provision in the LOTR is s. 19, which confirms that all “pre-existing” owners of real property in B.C. will have until November 30, 2021, to file a Report with respect to all interests in land recorded in the LTO so that its records are complete without having to wait for transfers to be filed. This applies to any interest in land to which s. 15(1) of LOTA applies.

As long as an individual is not a trustee of a relevant trust (which includes a bare trust) then LOTA will not apply and, in particular, s. 15(1) will not apply to require a Report to be filed on or before November 30, 2021. Importantly, there is no obligation for individuals holding a registered interest in land to file a Declaration pursuant to s. 10 of LOTA to identify whether or not they are a reporting body.

Distinctions Between Ownership Thresholds Applied Under LOTA and the B.C. Business Corporations Act

The threshold for ownership disclosure under LOTA is 10 percent of the shares or voting shares of a corporation, whereas the threshold under the B.C. Business Corporations Act in respect of the corporate transparency registry requirements is 25 percent (which is, in turn, consistent with the Canada Business Corporations Act).

With respect to partnerships, the LOTR adds clarity around the disclosure obligations that are not addressed in LOTA. Section 7 of the LOTR provides that, with respect to a relevant partnership, disclosure is required in respect of any partner who is not a limited partner and also for any limited partner of the relevant partnership who is (1) entitled to at least 25 percent of the profits of the partnership assets, (2) is entitled on wind up to at least 25 percent of the assets of the partnership, (3) has at least 25 percent of the votes in the partnership management, or (4) has the right to appoint or remove the majority of the partnership’s management.

Release of Disclosed Information

In line with the goal of creating transparency under LOTA, the public will be able to access some of the information filed in Reports by conducting a search of the Registry. This has raised obvious concerns as to security and privacy; however, more sensitive information included in required Report disclosures, such as social insurance numbers, tax details and dates of birth, will only be available to law enforcement agencies and government agencies such as Canada Revenue Agency.

As an added security measure, information disclosed in a Report will not be accessible to the public until at least 90 days after the Report has been filed with the Registry. The purpose of this delay is to provide individuals with an opportunity to request that some or all of the individual’s disclosed information be concealed from the public record if the health, safety or mental health of an individual is at risk. As an additional security measure, the LTSA is required to conceal information with respect to individuals under the age of 19 and those incapable of managing their financial affairs.

Only primary identification information, as defined under LOTA, which is included in a Report will be available for search by the public. For individuals this will include the name, citizenship information and city and province where the individual resides. In the case of corporate entities or partnerships, primary identification information will include name of entity, address, and information as to applicable jurisdiction(s) in which such entity is registered. A Report may be inspected by tax authorities, law enforcement and by regulators as such terms are defined under LOTA. In the case of inspections by such authorities, the entire Report may be reviewed for the purposes set out under LOTA.

As noted, the B.C. government currently intends for the search functionality of the Registry to be available as of April 30, 2021.

Penalties

A reporting body that fails to file a transparency declaration or provides false or misleading information in a Report may be subject to administrative penalties no more than the greater of (i) $50,000 for corporations or other entities or $25,000 for individuals; and (ii) 5 percent of the assessed value of the property to which the Declaration or Report relates. Audits of certain applications will be conducted by the regulator to determine whether penalties should be enforced.

Failure to file a Report or the provision of false information may constitute a violation under LOTA and LOTR, which violation could trigger a penalty of no more than the greater of (i) $25,000 to $50,000 for individuals or $50,000 to $100,000 for corporations or other entities; and (ii) 15 percent of the assessed valued of the property to which the Declaration or Report relates.

Taxation of Beneficial Interest Transfers

Many people have inferred that LOTA will soon allow the province of British Columbia to tax the transfer of beneficial interests in land, as those interests are known under the Income Tax Act. When Bill 23 was in committee, the Opposition specifically asked Finance Minister James whether LOTA would result in additional taxation of the owners of beneficial interests in land. The Minister quickly and unambiguously responded that it would not.

With the NDP now having been re-elected with a majority of seats in the B.C. Legislature, and Finance Minister James having retired from politics, that response may now be moot; however, it is worth noting, as mentioned above, that LOTA does not require the disclosure of “beneficial owners” as we have come to know them as distinct from the “legal” owners of real property under the federal Income Tax Act. The information to be recorded in the Registry will not necessarily include the beneficial ownership of real property (although it will in some instances). Accordingly, while the Registry does provide a framework that could with some modifications be used to track transfers of beneficial ownership, LOTA in its current form will not allow for that to happen.

Notes

  1. See Bill 13 – 2020, Miscellaneous Statutes Amendment Act, 2020.
  2. Section 21 of LOTR defines “remaining term”, in relation to a lease to exclude “any periods for which the lease may be extended or renewed”.