A Master Forms Commercial Index

8/14/2019 A Master Forms Commercial Index

1/69

return to m

AREA Agency Disclosure Forms

Jan 22, 2004 Customer Status Disclosure

Jan 22, 2004 Informed Dual Agency Leasing

Jan 22, 2004 Informed Dual Agency Sale

Jan 22, 2004 Referral Disclosure (Jan 2004)

return to m

AREA Brokerage Forms

Jan 22, 2004 Buyer Brokerage Amendment

Jan 22, 2004 Buyer Brokerage Contract

Jan 22, 2004 Buyer Brokerage Termination

Jan 22, 2004 Tenant Brokerage Amendment

Jan 22, 2004 Tenant Brokerage Contract

Jan 22, 2004 Tenant Brokerage Termination
http://www.creb.com/uploads/tenant_brokerage_contract.pdfhttp://www.creb.com/uploads/tenant_brokerage_contract.pdfhttp://www.creb.com/uploads/tenant_brokerage_contract.pdf


2/69

return to me

AREA Commercial Contracts

Jan 21, 2004 Additional Rent Schedule (Commercial)

Jan 21, 2004 Amendment Agreement Extension

Jan 21, 2004 Condo Schedule (Commercial)

Jan 21, 2004 Condominium Appendix (Commercial)

Jan 21, 2004 Financing Schedule (Commercial)

Jan 21, 2004 Lease Agreement Addendum (Commercial)

Jan 21, 2004 Lease Agreement (Commercial)

Jan 21, 2004 Leasing Contract (Commercial)

Jan 21, 2004 Leasing Contract Appendix (Commercial)

Jan 21, 2004 Leasing Notice (Commercial)

Jan 21, 2004 Listing Contract Termination Agreement (Commercial)

Jan 21, 2004 Listing To Lease (Commercial)

Jan 21, 2004 Listing To Lease Appendix (Commercial)

Jan 21, 2004 Notice (Commercial)

Jan 21, 2004 Purchase Contract (Commercial)

Jan 21, 2004 Purchase Contract Addendum (Commercial)

Jan 21, 2004 Purchase Contract Ammendment (Commercial)

Jan 21, 2004 Rural Commission Agreement (Commercial)

return to me

Articles


3/69


4/69

return to men

Clauses & Phrases

Feb 1, 2001 AREA Standard Clauses and Phrases

To assist in the writing of commercial and aggricultural purchase contracts and commleasing contracts

return to menCommercial

Sep 4, 2003 City of Calgary Traffic Counts (JPEG)

Commercial / Rural Websites of Interest

Sep 4, 2003 Downtown Beltline Traffic Counts (JPEG)

return to men

Courses

Jan 12, 2004 Commercial MLXchange Schedule Update

return to men
http://www.creb.com/uploads/content_file_20030821122202.pdfhttp://www.creb.com/uploads/content_file_20030904094203.jpghttp://www.creb.com/uploads/content_file_20030821151545.pdfhttp://www.creb.com/uploads/content_file_20030904094322.jpghttp://www.creb.com/uploads/01-12-04_Commercial_MLXchange_Schedule_Update.pdfhttp://www.creb.com/uploads/commercial_div_goals_jan2004.pdfhttp://www.creb.com/uploads/commercial_div_goals_jan2004.pdfhttp://www.creb.com/uploads/content_file_20030821140458.pdfhttp://www.creb.com/uploads/content_file_20030821140458.pdfhttp://www.creb.com/uploads/content_file_20030821123239.pdfhttp://www.creb.com/uploads/content_file_20030821123239.pdfhttp://www.creb.com/uploads/content_file_20030821123219.pdfhttp://www.creb.com/uploads/content_file_20030821123219.pdfhttp://www.creb.com/uploads/benefits_comm_membership_dec2003.pdfhttp://www.creb.com/uploads/benefits_comm_membership_dec2003.pdfhttp://www.creb.com/uploads/content_file_20030821123132.pdfhttp://www.creb.com/uploads/content_file_20030821123132.pdfhttp://www.creb.com/uploads/content_file_20030821123106.pdfhttp://www.creb.com/uploads/content_file_20030821123106.pdfhttp://www.creb.com/uploads/01-12-04_Commercial_MLXchange_Schedule_Update.pdfhttp://www.creb.com/uploads/01-12-04_Commercial_MLXchange_Schedule_Update.pdfhttp://www.creb.com/uploads/content_file_20030904094322.jpghttp://www.creb.com/uploads/content_file_20030904094322.jpghttp://www.creb.com/uploads/content_file_20030821151545.pdfhttp://www.creb.com/uploads/content_file_20030821151545.pdfhttp://www.creb.com/uploads/content_file_20030904094203.jpghttp://www.creb.com/uploads/content_file_20030904094203.jpghttp://www.creb.com/uploads/content_file_20030821122202.pdfhttp://www.creb.com/uploads/content_file_20030821122202.pdf


5/69

Calgary Real Estate Board : Commercial

Jan 31, 2003 Commercial Newsletter - December 2002

Dec 16, 2003 Commercial Newsletter - December 2003

Mar 11, 2003 Commercial Newsletter - March 2003

return to menu

Forms

Apr 30, 2003 Agribusiness Input Form

Nov 7, 2002 Appendix to Commercial Real Estate Listing Contract

Jun 24, 2003 Business Only / Business with Property Input Form

Jun 24, 2003 Business Only / Business with Property Listing Contract

Jul 5, 2001 Client Confidentiality Agreement & Dual Agency Disclosure

Nov 12, 2001 Commercial Compulsory Fields

Nov 13, 2003 Commercial District Codes

Nov 13, 2003 Commercial Input Form for Industrial / Commercial / Investment

Jan 8, 2004 Commercial Membership Application Form - 2004

Nov 13, 2002 Commercial Property Disclosure Statement

Nov 7, 2002 Commission Agreement

Dec 13, 1999 Credential Form - Commercial

Sep 26, 2003 CREN Ad Form

Apr 30, 2002 Lease Listing Input Form

Dec 17, 2001 Non Disclosure of Buyer/Seller's Name

return to menu

Forms Help (AREA)

Feb 11, 2003 Commercial Real Estate Agreement to Lease Help

://www.creb.com/private/members/downloads/commercial/index.php (5 of 6)24-01-2004 15:43:48
http://www.creb.com/uploads/content_file_20030821125314.pdfhttp://www.creb.com/uploads/commercial_newsletter_dec2003.pdfhttp://www.creb.com/uploads/content_file_20030821125334.pdfhttp://www.creb.com/uploads/content_file_20030821140023.pdfhttp://www.creb.com/uploads/content_file_20030821140100.pdfhttp://www.creb.com/uploads/content_file_20030821140229.pdfhttp://www.creb.com/uploads/business_only_w_prop_listing_contr_nov2003.pdfhttp://www.creb.com/uploads/content_file_20030821140427.pdfhttp://www.creb.com/uploads/content_file_20030821140458.pdfhttp://www.creb.com/uploads/commercial_district_codes.pdfhttp://www.creb.com/uploads/Commercial_Input_Form_Ind-Comm-Inv.pdfhttp://www.creb.com/uploads/commercial_div_member_application_jan2004.pdfhttp://www.creb.com/uploads/content_file_20030821140704.pdfhttp://www.creb.com/uploads/content_file_20030821141456.pdfhttp://www.creb.com/uploads/content_file_20030821141544.pdfhttp://www.creb.com/uploads/cren_ad_order_form.pdfhttp://www.creb.com/uploads/content_file_20030821141650.pdfhttp://www.creb.com/uploads/content_file_20030821141712.pdfhttp://www.creb.com/uploads/content_file_20030821151059.pdfhttp://www.creb.com/uploads/content_file_20030821151059.pdfhttp://www.creb.com/uploads/content_file_20030821151059.pdfhttp://www.creb.com/uploads/content_file_20030821141712.pdfhttp://www.creb.com/uploads/content_file_20030821141712.pdfhttp://www.creb.com/uploads/content_file_20030821141650.pdfhttp://www.creb.com/uploads/content_file_20030821141650.pdfhttp://www.creb.com/uploads/cren_ad_order_form.pdfhttp://www.creb.com/uploads/cren_ad_order_form.pdfhttp://www.creb.com/uploads/content_file_20030821141544.pdfhttp://www.creb.com/uploads/content_file_20030821141544.pdfhttp://www.creb.com/uploads/content_file_20030821141456.pdfhttp://www.creb.com/uploads/content_file_20030821141456.pdfhttp://www.creb.com/uploads/content_file_20030821140704.pdfhttp://www.creb.com/uploads/content_file_20030821140704.pdfhttp://www.creb.com/uploads/commercial_div_member_application_jan2004.pdfhttp://www.creb.com/uploads/commercial_div_member_application_jan2004.pdfhttp://www.creb.com/uploads/Commercial_Input_Form_Ind-Comm-Inv.pdfhttp://www.creb.com/uploads/Commercial_Input_Form_Ind-Comm-Inv.pdfhttp://www.creb.com/uploads/commercial_district_codes.pdfhttp://www.creb.com/uploads/commercial_district_codes.pdfhttp://www.creb.com/uploads/content_file_20030821140458.pdfhttp://www.creb.com/uploads/content_file_20030821140458.pdfhttp://www.creb.com/uploads/content_file_20030821140427.pdfhttp://www.creb.com/uploads/content_file_20030821140427.pdfhttp://www.creb.com/uploads/business_only_w_prop_listing_contr_nov2003.pdfhttp://www.creb.com/uploads/business_only_w_prop_listing_contr_nov2003.pdfhttp://www.creb.com/uploads/content_file_20030821140229.pdfhttp://www.creb.com/uploads/content_file_20030821140229.pdfhttp://www.creb.com/uploads/content_file_20030821140100.pdfhttp://www.creb.com/uploads/content_file_20030821140100.pdfhttp://www.creb.com/uploads/content_file_20030821140023.pdfhttp://www.creb.com/uploads/content_file_20030821140023.pdfhttp://www.creb.com/uploads/content_file_20030821125334.pdfhttp://www.creb.com/uploads/content_file_20030821125334.pdfhttp://www.creb.com/uploads/commercial_newsletter_dec2003.pdfhttp://www.creb.com/uploads/commercial_newsletter_dec2003.pdfhttp://www.creb.com/uploads/content_file_20030821125314.pdfhttp://www.creb.com/uploads/content_file_20030821125314.pdf


6/69

Feb 11, 2003 Commercial Real Estate Listing Contract Help

Feb 11, 2003 Commercial Real Estate Listing to Lease Agreement Help

Feb 11, 2003 Commercial Real Estate Purchase Contract Help

Feb 11, 2003 Tenant Brokerage Contract Help

return to me
http://www.creb.com/uploads/content_file_20030821151131.pdfhttp://www.creb.com/uploads/content_file_20030821151204.pdfhttp://www.creb.com/uploads/content_file_20030821151230.pdfhttp://www.creb.com/uploads/content_file_20030821151327.pdfhttp://www.creb.com/private/members/mlxchange/index.phphttp://www.creb.com/private/members/help/index.phphttp://www.creb.com/private/members/downloads/index.phphttp://www.creb.com/private/members/services/index.phphttp://www.creb.com/private/members/tools/index.phphttp://www.creb.com/private/members/news/index.phphttp://www.creb.com/private/members/home/index.phphttp://www.creb.com/private/members/home/feedback_form/index.phphttp://www.creb.com/private/members/disclaimer.phphttp://www.creb.com/private/members/downloads/index.phphttp://www.creb.com/private/members/home/index.phphttp://www.investit.ca/http://www.creb.com/uploads/content_file_20030821144352.pdfhttp://www.creb.com/uploads/content_file_20030821144352.pdfhttp://www.creb.com/uploads/content_file_20030821151327.pdfhttp://www.creb.com/uploads/content_file_20030821151327.pdfhttp://www.creb.com/uploads/content_file_20030821151230.pdfhttp://www.creb.com/uploads/content_file_20030821151230.pdfhttp://www.creb.com/uploads/content_file_20030821151204.pdfhttp://www.creb.com/uploads/content_file_20030821151204.pdfhttp://www.creb.com/uploads/content_file_20030821151131.pdfhttp://www.creb.com/uploads/content_file_20030821151131.pdf


7/69

Customer Status Disclosure Acknowledgment(To be used when there is no agency relationship)

Members of the Canadian Real Estate Association are required to abide by a strict Code of Ethics and Standards of Business Practice,

which serves to protect the buying and selling public alike. One of the ethical obligations embodied in the Code requires that

REALTORS disclose who they are representing (or not representing) in a real estate transaction:

A REALTOR shall fully disclose in writing to, and is advised to seek written acknowledgment of disclosure from, all parties

to a transaction regarding the role and the nature of service the REALTOR will be providing to the client versus the

customer or other party to the transaction.

Agency/Client Relationship

A REALTOR representing a client in a real estate transaction works within a legal relationship called agency. As an agent, the

REALTOR owes the client a number of duties including loyalty, obedience of lawful instructions of the client, confidentiality, reasonable

care and skill in performing the tasks required, accounting of all money received, full disclosure of all relevant facts, and nondelegation

of responsibilities. The client, on the other hand, owes the agent a duty of reasonable compensation for the services rendered.

Customer

A party may choose to represent him/herself in a real estate transaction. A party representing him/herself (either as a buyer or a seller)

is referred to as a third party to the client, and a customer to the REALTOR representing the client. Unless otherwise expressly agreed

to in writing, the customer is not expected to pay the REALTOR any compensation. On the other hand, the customer does not have

the protection of the duties which a client in an agency relationship receives from his/her agent. Notwithstanding the foregoing, a

REALTOR assisting a customer has to be honest and ensure that all information provided to the customer is factually correct.

Acknowledgment

Having read and understood this form, I/we acknowledge that:

______________________________________________________________________ (name of broker, associate broker or agent)

being registered with ______________________________________________________________________ (name of brokerage)

disclosed that he/she is representing ______________________________________________________________(name of client) in

the purchase/sale of _________________________________________________________________________________________

__________________________________________________________________(property address) and is not acting on my behalf.

I further acknowledge that my status in the above transaction is that of a customer.

Dated this _________________ day of ___________________________________________________________, _____________.

_____________________________________________________________ _______________________________________________________________________

Customer Witness

_____________________________________________________________ _______________________________________________________________________

Customer Witness

January 2004 The Alberta Real Estate Association


8/69

Informed Dual Agency Consent(To be completed by the Tenant and attached to the Agreement to Lease #_________________)

The Agency Relationship

You, the Tenant, have entered into an agency relationship under common law with the Brokerage, including its broker, all its associate

brokers and agents (collectively referred to as the Tenant's Agent).

A brokerage, its broker, associate brokers and agents representing a landlord are referred to as the Landlord's Agent.

The Tenant's Agent is obligated to protect and promote your interests. Specifically, the Tenant's Agent owes you the fiduciary duties

of loyalty, obedience, confidentiality, reasonable care and skill, full disclosure, and full accounting.

You, as the Tenant, and potential landlords may be represented by different brokerages (the Tenants Agent and the Landlord's Agent).

Each of these Agents owes its client the full fiduciary duties listed above. Other brokerages representing landlords will not have a

fiduciary relationship with you.

The landlord may be acting on its own behalf. In this situation, the Tenant understands that the Brokerage will represent only the

Tenant as Tenants Agent and will not owe fiduciary duties to the landlord.

Dual Agency

Dual Agency occurs when one brokerage (the Dual Agent) trading in real estate from one or more locations, represents both you and

the landlord, or more than one tenant, with respect to the potential leasing of the Property. In such circumstances, the described

fiduciary duties are limited as follows:

The Dual Agent:

(a) will not, without prior written authority, disclose:

(i) to the landlord that you will pay a price higher than the asking rate (or countered lease rate),

(ii) to you that the landlord will accept a price lower than the asking rate,

(iii) to the landlord the reason that you are seeking to lease,

(iv) to you the reason that the landlord is leasing, and

(v) to you or other tenants the terms and conditions of competing offers;

(b) except as set out in (a), will owe no duty of confidentiality and willdisclose to you and the landlord all facts known that materially

affect or may materially affect the marketability or value of the Property.

The Tenant authorizes the Tenant's Agent (_____________________________________________________________________)(the Brokerage)

to act as a Dual Agent in accordance with the above disclosure.

__________________________________________ ___________________________________________ ______________________________________________

Tenant Witness Date

__________________________________________ ___________________________________________ ______________________________________________Tenant Witness Date

_________________________________________ ___________________________________________ _____________________________________________

Landlord Witness Date

__________________________________________ ___________________________________________ ______________________________________________Landlord Witness Date

As required by the Real Estate Council of Alberta's Code of Conduct, a real estate brokerage (including its broker, associate brokers, and

agents) must only act for one party in a transaction, unless there is full disclosure to all parties, and the dual agency is agreed to in

writing. The client must fully understand the implications of dual agency and give an informed consent in writing prior to entering into a

real estate transaction.



9/69

Informed Dual Agency Consent(To be completed by the Buyer and attached to the Purchase Contract #_________________)

The Agency Relationship

You, the Buyer, have entered into an agency relationship under common law with the Brokerage, including its broker, all its associate

brokers and agents (collectively referred to as the Buyer's Agent).

A brokerage, its broker, associate brokers and agents representing a seller are referred to as the Seller's Agent.

The Buyer's Agent is obligated to protect and promote your interests. Specifically, the Buyer's Agent owes you the fiduciary duties of

loyalty, obedience, confidentiality, reasonable care and skill, full disclosure, and full accounting.

You, as the Buyer, and potential sellers may be represented by different brokerages (the Buyer's Agent and the Seller's Agent). Each

of these Agents owes its client the full fiduciary duties listed above. Other brokerages representing sellers will not have a fiduciary

relationship with you.

The seller may be acting on its own behalf. In this situation, the Buyer understands that the Brokerage will represent only the Buyer

as Buyers Agent and will not owe fiduciary duties to the seller.

Dual Agency

Dual Agency occurs when one brokerage (the Dual Agent) trading in real estate from one or more locations, represents both you and

the seller, or more than one buyer, with respect to the potential purchase of the Property. In such circumstances, the described

fiduciary duties are limited as follows:

The Dual Agent:

(a) will not, without prior written authority, disclose:

(i) to the seller that you will pay a price higher than the offered price (or countered price),

(ii) to you that the seller will accept a price lower than the listed price,

(iii) to the seller the reason that you are buying,

(iv) to you the reason that the seller is selling, and

(v) to you or other buyers the terms and conditions of competing offers;

(b) except as set out in (a), will owe no duty of confidentiality and willdisclose to you and the seller all facts known that materially

affect or may materially affect the marketability or value of the Property.

The Buyer authorizes the Buyer's Agent (______________________________________________________________________)(the Brokerage)

to act as a Dual Agent in accordance with the above disclosure.

__________________________________________ ___________________________________________ ______________________________________________

Buyer Witness Date

__________________________________________ ___________________________________________ ______________________________________________Buyer Witness Date

_________________________________________ ___________________________________________ _____________________________________________

Seller Witness Date

__________________________________________ ___________________________________________ ______________________________________________Seller Witness Date

As required by the Real Estate Council of Alberta's Code of Conduct, a real estate brokerage (including its broker, associate brokers, and

agents) must only act for one party in a transaction, unless there is full disclosure to all parties, and the dual agency is agreed to in

writing. The client must fully understand the implications of dual agency and give an informed consent in writing prior to entering into a

real estate transaction.



10/69

REFERRAL FEE DISCLOSURE FORM

Acknowledgment

I/We acknowledge and agree that:

______________________________________________________________________________________________________________(Broker, associate broker, agent)

representing ____________________________________________________________________________________________________(Brokerage)

will be receiving a referral fee of ____________________________________________________________________________________as a result of

q sale of property q lease of property

q purchase of property q approved mortgage

q other __________________________________________________________

Client Referred From: Client Referred To:

__________________________________________________ _________________________________________Broker, associate broker, agent

__________________________________________________ _________________________________________Brokerage

__________________________________________________ _________________________________________ Address Address

__________________________________________________ _________________________________________(postal code) (postal code)

__________________________________________________ _________________________________________Phone Fax Phone Fax

__________________________________________________ _________________________________________Email Email

Client Information

Client's Name ___________________________________________________________________________________________________

Address _______________________________________________________________________________________________________

______________________________________________________________________________________________________________(postal code)

______________________________________________________________________________________________________________Phone Fax Email

Additional Client Information

______________________________________________________________________________________________________________

______________________________________________________________________________________________________________

______________________________________________________________________________________________________________

______________________________________________________________________________________________________________

SIGNED at _____________________________________, this ________ day of _________________________________, ___________.

________________________________________________ ____________________________________________________Signature of Referred Client Witness

________________________________________________ ____________________________________________________Signature of Referred Client Witness

January 2004


11/69

AMENDMENT TO THE

BUYER BROKERAGE CONTRACT

Contract # ______________________

Further to the Buyer Brokerage Contract dated the __________ day of ___________________________________________, ______________.

Between

The following changes shall be made to the above Contract and except for such changes noted below, all other terms and conditions in the Contract

shall remain as stated therein.

DELETE: _________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

INSERT: ________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

Dated at ____________________________, Alberta, this ______________day of ______________________________, __________ at __________ a.m./p.m.

______________________________________________________________ __________________________________________________________

Buyer Witness

______________________________________________________________ __________________________________________________________

Buyer Witness

________________________________________________________Signature of broker, associate broker or agent authorized to sign on behalf of the

Brokerage

THE BUYER

Name ____________________________________________________

Name ____________________________________________________

THE BUYERS BROKERAGE (the Brokerage)

Brokerage Name _____________________________________________

___________________________________________________________Broker, associate broker or agent authorized to represent the Brokerage

September 2002/January 2004

and


12/69


13/69

6.4 The Brokerage will be entitled to receive the Fee and the Buyer will be obligatedto pay it, if:

(a)(i) during the term of this Contract, the Buyer enters into a contract for thePurchase of any specific property;

(ii) the obligations of the parties are (have become) unconditional; and

(iii) at the closing date the seller is willing and able to complete thetransaction; or

(b) within 90 days after this Contract has ended, the Buyer enters into acontract for the Purchase of any specific property and during the term ofthis Contract the specific property was introduced to the Buyer by the

Brokerage or through the efforts of the Brokerage.6.5 Clause 6.4 will not apply if after this Contract has ended the Buyer has signed

an agreement with a new brokerage and the Buyer is obligated to pay a fee tothe new brokerage as a result of the Purchase of any specific property.

6.6 The Fee plus GST earned by the Brokerage shall be payable upon completionof the transaction. If there is an additional amount payable to the Brokerage,the Buyer will pay it upon completion of the transaction. In the event the Buyerrefuses to complete the transaction, the Fee is due and payable within seven(7) days of demand by the Brokerage.

7.1 You, the Buyer, have entered into an agency relationship under common law

with the Brokerage, including its broker, all its associate brokers and agents

(collectively referred to as the Buyer's Agent). A brokerage, its broker,

associate brokers and agents representing a seller are referred to as theSeller's Agent.

7.2 The Buyer's Agent is obligated to protect and promote your interests.Specifically, the Buyer's Agent owes you the fiduciary duties of loyalty,obedience, confidentiality, reasonable care and skill, full disclosure and fullaccounting.

7.3 You, as the Buyer, and potential sellers may be represented by differentbrokerages (the Buyer's Agent and the Seller's Agent). Each of these Agentsowes its client the full fiduciary duties listed above. Other brokeragesrepresenting sellers will nothave a fiduciary relationship with you.

7.4 Dual Agency occurs when one brokerage (the Dual Agent), trading in realestate from one or more locations, represents both you and the seller, or morethan one buyer, with respect to the potential purchase of a property. In suchcircumstances, the described fiduciary duties are limited as follows:

The Dual Agent:(a) will not, without prior written authority, disclose:

(i) to the seller that you will pay a price higher than the offered price (orcountered price),

(ii) to you that the seller will accept a price lower than the listed price,

(iii) to the seller the reason that you are buying,

(iv) to you the reason the seller is selling, and

(v) to you or other buyers the terms and conditions of competing offers;

(b) except as set out in (a), will owe no duty of confidentiality and willdiscloseto you and the seller all facts known that materially affect or maymaterially affect the marketability or value of the specific property.

7.5 The Buyer authorizes the Buyer's Agent to act as a Dual Agent according

to the terms of this section.

8.1 All changes of number will be made where required.

8.2 This Contract will be governed by the laws of the Province of Alberta. Theparties submit to the jurisdiction of the Courts in the Province of Alberta in anydispute that may arise out of this transaction.

8.3 This Contract may be signed by the parties and transmitted by fax. Thisprocedure will be as effective as if the parties had signed and delivered anoriginal copy.

8.4 The Buyer warrants that, prior to completion, he/she is NOT an ineligibleperson or a foreign controlled corporation and is eligible to purchasecontrolled land as those terms are defined in the Foreign Ownership of LandRegulations .

9.1 In this Contract:

(a) Buyer is understood to include a tenant.

(b) Buyer's Agent means the licensed brokerage (including its broker, allassociate brokers and agents) who represents the Buyer or tenant.

(c) Lease is a contract between an owner and a tenant that transfers tothe tenant the right to use a piece of property for a specified length of timeunder specific conditions.

(d) Purchase includes any sale, agreement for sale, exchange or trade of

property and a Lease, Offer to Lease, or a Lease with an option topurchase.

(e) Purchase Price means the total consideration to be paid by the Buyereither at the closing date or at some future described time.

(f) Seller is understood to include a landlord.

(g) Seller's Agent means the licensed brokerage (including its broker, allassociate brokers and agents) who represents the seller or landlord.

10.1 The Buyer acknowledges that the Brokerage is being retained as a real

estate broker, not as a lawyer, tax advisor, lender, appraiser, surveyor,structural engineer, property inspector, or other professional service

provider.

10.2 This Contract creates binding legal obligations. The Buyer acknowledges

that he/she has been advised to seek professional advice concerning thecondition of any specific property that the Buyer might be introduced to

and with respect to any legal and tax matters regarding the entering into

of this Contract.

10.3 The Buyer consents to have the Brokerage collect, use and disclose

personal information provided for purposes relating to the real estateservices provided by the Brokerage to the Buyer including, but not

limited to:

(a) locating, assessing and qualifying property for the Buyer;

(b) advertising on behalf of the Buyer;

(c) providing information as needed to third parties retained by the

Buyer to assist in a transaction (e.g., financial institutions, building

inspectors, etc.); and

(d) such other use of the Buyers information as is consistent with the

services provided by the Brokerage in connection with thepurchase or prospective purchase of the property.

The Buyer agrees that the sale and other related information regarding

any property purchased by the Buyer through the Brokerage may be

retained and disclosed by the Brokerage and/or the Board(s) as requiredfor closing and for reporting, appraisal and statistical purposes.

THIS CONTRACT IS MADE AS OF

__________________________________________________________________Date

_______________________________ _______________________________Buyer Witness

_______________________________ _______________________________Print Name of Buyer Print Name of Witness

_______________________________ _______________________________Buyer Witness

_______________________________ _______________________________Print Name of Buyer Print Name of Witness

__________________________________________________________________Signature of broker, associate broker, or agent authorized to sign on behalf of the

Brokerage

Buyers' initials to acknowledge theyhave received a copy of this Contract. ___________________________

8. ADDITIONAL TERMS

7. AGENCY DISCLOSURE/ACKNOWLEDGMENT

9. DEFINITIONS

10. ACKNOWLEDGMENT

Page 2 of 2

CONTRACT # _________________________


14/69

BUYER BROKERAGE

TERMINATION AGREEMENT

Contract # _________________________

Between

The parties wish to terminate the Buyer Brokerage Contract dated ______________________________________________, ______________.

q Conditional TerminationFee entitlement will continue as per the provisions of clauses 6.4 and 6.5 of the Buyer Brokerage Contract.

q Unconditional Termination

To be used where the parties want to sever their relationship with no ongoing obligations.

Additional terms: ______________________________________________________________________________________________________

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

DATED at ________________________, Alberta this ___________day of ___________________________________________, __________.

______________________________________________________________ __________________________________________________________

Buyer Witness

______________________________________________________________ __________________________________________________________

Buyer Witness

_____________________________________________________________ _____________________________________________________

Approved and accepted by the Buyers Broker/Manager Signature of broker, associate broker or agent authorized to sign on behalf of the

Brokerage

Buyer acknowledges receiving a copy of this Agreement. ___________________________________________________________

January 2004

THE BUYER

Name _________________________________________________

Name _________________________________________________

THE BUYERS BROKERAGE (the Brokerage)

Brokerage Name _________________________________________

_______________________________________________________Broker, associate broker or agent authorized to represent the Brokerage

and


15/69

AMENDMENT TO THE

TENANT BROKERAGE CONTRACT

Contract # ______________________

Further to the Tenant Brokerage Contract dated the __________ day of ___________________________________________, ______________.

Between

The following changes shall be made to the above Contract and except for such changes noted below, all other terms and conditions in the Contract

shall remain as stated therein.

DELETE: _________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

INSERT: ________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

Dated at ____________________________, Alberta, this ______________day of ______________________________, __________ at __________ a.m./p.m.

______________________________________________________________ __________________________________________________________

Tenant Witness

______________________________________________________________ __________________________________________________________

Tenant Witness

________________________________________________________Signature of broker, associate broker or agent authorized to sign on behalf of the

Brokerage

THE TENANT

Name ____________________________________________________

Name ____________________________________________________

THE TENANTS BROKERAGE (the Brokerage)

Brokerage Name _____________________________________________

___________________________________________________________Broker, associate broker or agent authorized to represent the Brokerage


and


16/69

TENANT BROKERAGE

TERMINATION AGREEMENT

Contract # _________________________

Between

The parties wish to terminate the Tenant Brokerage Contract dated ______________________________________________, ______________.

q Conditional TerminationFee entitlement will continue as per the provisions of clauses 6.4 and 6.5 of the Tenant Brokerage Contract.

q Unconditional Termination

To be used where the parties want to sever their relationship with no ongoing obligations.

Additional terms: ______________________________________________________________________________________________________

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________

DATED at ________________________, Alberta this ___________day of ___________________________________________, __________.

______________________________________________________________ __________________________________________________________

Tenant Witness

______________________________________________________________ __________________________________________________________

Tenant Witness

_____________________________________________________________ _____________________________________________________

Approved and accepted by the Tenants Broker/Manager Signature of broker, associate broker or agent authorized to sign on behalf of the

Brokerage

Tenant acknowledges receiving a copy of this Agreement. ___________________________________________________________

January 2004

THE TENANT

Name _________________________________________________

Name _________________________________________________

THE TENANTS BROKERAGE (the Brokerage)

Brokerage Name _________________________________________

_______________________________________________________Broker, associate broker or agent authorized to represent the Brokerage

and


17/69

This Agreement is between

Notes

C

Tenant Pays ProportionateShare (Common Expenses)

A

Landlord Pays

B

Tenant PaysExpense Item

Taxes:

Business Taxes

Property Taxes

Insurance:

Landlord's Property & Liability

Tenant's Property & Liability

Glass Doors/Windows & FramesUtilities & Services:

Electricity

Water & Sewer

Natural Gas

Telephone & Cable TV

Waste Removal/Garbage

Janitorial Services & Supplies

Landscape & Groundskeeping

Property Management Fees

Maintenance & Repair:

Structural

Roof Covering (non-structural)

HVAC, Plumbing & Mechanical

Lighting & Electrical Systems

Interior Dcor

Other Non-Structural Components

Pavement & Hard Surfacing

Replacement or Depreciation:

Other Expenses:

THE LANDLORD

Name ________________________________________________________

Name _______________________________________________________

THE TENANT

Name ________________________________________________________

Name ________________________________________________________

and

ADDITIONAL RENT SCHEDULEThis Schedule is attached to and forms part of the Commercial Real Estate Agreement to Lease # ______________________________

_____________________________ _________________________________________________ ___________________________________________________

Date Landlords Signature Tenants SignatureJanuary 2004


18/69

REAL ESTATE LISTING CONTRACTEXTENSION/AMENDMENT AGREEMENT

MLS# _______________________________________ Real Estate Listing Contract # ________________________________

TO:_____________________________________________________________________________________________________________________________Brokerage Name (the Brokerage)

My/Our Property known as:

________________________________________________________________________________________________________________________________.

Municipal Address

Plan _________________________________________________ Block ______________________ Lot ________________ Subdivision _________________OR

OR

Condo. Unit No. _________________________________ Plan No. _________________________________ Project Name ____________________________

Current Price $ ________________________________________________ Current Expiry Date __________________________________________________

I/We hereby agree to the following changes with reference to the above listing:

1. Listing Extension:

The expiry date of the said Real Estate Listing Contract is extended until 11:59 p.m. on

________________________________________________________________________________________________________, _________________

2. Price Change:

The asking price for the Property will be changed to $ __________________________________________________________________________

effective as of____________________________________________________________________________________________, ________________.

3. Other Amendments (if any):_______________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

__________________________________________________________________________________________________________________________

Dated this ___________________________day of ____________________________________________________________________, ___________________

_________________________________________________________ ______________________________________________________________________Seller Witness

_________________________________________________________ ____________________________________________________________________Seller Witness

________________________________________________________________________ __________________________________________________________________________________________

Address Seller acknowledges receiving a copy of this Agreement

_________________________________________________________________________________________

Signature of broker, associate broker or agent authorized to sign on behalf of the BrokerageJanuary 2004

W. of Range Township Section Part Acres


19/69


20/69

Name of project ___________________________________________________________________________________________________________________

Municipal address (including suite #) __________________________________________________________________________________________________

Condominium plan(s) _____________________________________Condominium plan(s) of redivision, if applicable ___________________________________

Legal unit no.(s) _________________________________________Legal parking unit(s) ____________________________ Stall #(s) ____________________

Parking condominium plan(s) ______________________________ Parking stall(s) owned _____________ leased ______________ assigned _____________

Legal storage unit(s) _____________________________________ Locker #(s) ________________________________________________________________

Storage unit(s) owned _____________ leased _____________ assigned ______________

Condominium type: Conventional __________________________ Bare Land (creating a lot) _____________________________

Important Information (as per clause 9.1 of the Commercial Listing Contract):

q copy of registered condominium plan

q copy of the Condominium Corporation's current bylaws

q copy of the Condominium Corporation's current financial statement, most recent annual financial statement and annual report

q copy of current annual budget and condominium fee schedule

q copy of the minutes of the most recent general meeting of the Condominium Corporation

q condominium board of directors minutes for the past 12 months

q copy of any special resolution being circulated

q copy of the insurance certificate

q copy of any lease agreement or exclusive use agreement with respect to the possession of a portion of the Common Property, including a parking stall

or storage unit

q copy of any management agreement

q copy of any recreational agreement

q details of any structural deficiencies in the condominium complex

q the amount of the reserve fund

q copy of any reserve fund study

q copy of any reserve fund report

q copy of any reserve fund plan

q the particulars of any post tension cables that are located anywhere on or within the Property that is included in the condominium plan

q percentage of owner occupancy in the complex

q details of any additional fees or monies payable by a unit owner

q details of any contributions already levied but which will only become effective after the Completion Day

q details of any actions commenced against the Corporation

q details of any unsatisfied judgment or outstanding court order against the Corporation

q details of any written demand upon the Corporation for payment of an amount in excess of $5,000

q any other relevant details

This Important Information (referred to in the Purchase Contract as the Documents) will be required by the buyer as a condition of sale.

COMMERCIAL CONDOMINIUM PROPERTY APPENDIX

This Appendix forms part of the Commercial Real Estate Listing Contract # _________________________

January 2004


21/69

1. ASSUMPTION OF MORTGAGE(S)

If the Buyer is to assume a mortgage(s), then the Seller warrants thefollowing to the Buyer:

l Name of lender __________________________________ _______

l Address of lender _______________________________________________________________________________________________

l Approximate principal balance $ ____________________________

l Maturity date ____________________________________________

l Interest rate ____________________________________________

l Payments of $ __________________________________________

l Payments include taxes? q Yes q No

l Approval to assume required? q Yes q No

l Other terms ____________________________________________

______________________________________________________

______________________________________________________

l Assumed second or other mortgage details ___________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

Where the covenant for payment in the mortgage(s) being assumed isenforceable against the Seller, the Seller must approve any assignment ofthis Contract by the Buyer.

The Buyer will pay the costs to process and document any approvals toassume a mortgage(s).

2. OTHER VALUE

The Buyer will provide the following to the Seller as part of the PurchasePrice: (Describe the value by detailed description, serial number, etc. - ifthe Other Value is a mortgage, then use the same information/details as

under New Financing)

__________________________________________________________

__________________________________________________________

__________________________________________________________

____________________________________________________________________________________________________________________

__________________________________________________________

__________________________________________________________

__________________________________________________________

The Buyer will pay for preparing and registering any security documentsregarding the Other Value.

3. SELLER FINANCING

If the Seller is to provide financing to the Buyer, then the details are asfollows:

l Principal sum of $ ________________________________________

l Subject to adjustments? q Yes q No

l Interest rate at ____________ percent, calculated ___________ not

in advance.

l Payments of $ ___________________________________________

l Payments to include taxes? q Yes q No

l Amortization of ________________________ years.

l Term of ________________________ year(s)/months commencing

from the Completion Day.

l Interest adjustment day ____________________________________

l

Security (mortgage, general security agreement, assignment of rents,etc.) ___________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

l Prepayment? q Closed q Open

If open, what prepayment privileges? _________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

l Assumable? q Yes q No

l Special conditions _______________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

l The Buyer will pay for the reasonable costs to prepare the Seller

Financing security.

l The Buyer will pay for registering the Seller Financing security.

l Where there is Seller Financing, the Seller must approve any

assignment of this Contract by the Buyer

FINANCING SCHEDULEThis Schedule is attached to and forms part of the Real Estate Purchase Contract # ______________________

_____________________________ __________________________________________________ ___________________________________________________Date Sellers Signature Buyers Signature



22/69

ADDENDUM ________ TO THE

COMMERCIAL REAL ESTATE AGREEMENT TO LEASE

This Addendum is attached to and forms part of the Commercial Real Estate Agreement to Lease # _____________________________

Between

Municipal Address ________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

Legal Address: Plan ________________________________________________ Block ____________________ Lot/Unit ________________

Plan _____________________________________________________________ Block ____________________ Lot/Unit _________________

________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

_________________________________________________________________________________________________________________________________

Note: This form must be signed by all parties to the Commercial Real Estate Agreement to Lease.

Signed at ___________________________________________ this ______________ day of ________________________________________, ____________.

_____________________________________________________________ ________________________________________________________________

Landlord Tenant

Per:_________________________________________________________ Per:_____________________________________________________________ Authorized Signing Officer(s) Authorized Signing Officer(s)

_____________________________________________________________ ________________________________________________________________

Landlord Tenant

Per:_________________________________________________________ Per:_____________________________________________________________ Authorized Signing Officer(s) Authorized Signing Officer(s)

THE LANDLORD

Name ________________________________________________________

Name ________________________________________________________

THE TENANT

Name _________________________________________________________

Name _________________________________________________________

January 2004

and

W. of (Meridian) Range Township Section Part Acres


23/69

COMMERCIAL REAL ESTATEAGREEMENT TO LEASE

This form was developed by the Alberta Real Estate Association for the use of its members and may not be altered electronically by any person.

PART A - OFFER TO LEASE

This Agreement is between

THE LANDLORD

Name _________________________________________________________

Name _________________________________________________________

THE TENANT

Name _________________________________________________________

Name _________________________________________________________

and

______________ Landlords Initials ______________ Tenants Initials January 2004 The Alberta Real Estate Association Page 1 of 4

The Tenant offers to lease the space on the following terms and conditions:

1.1 Municipal Address: ______________________________________________________________________________________________________

1.2 Legal Description: Plan ______________________________________________ Block ___________________ Lot/Unit _____________________

Plan _____________________________________________________________ Block ___________________ Lot/Unit _____________________

______________________________________________________________________________________________________________________

______________________________________________________________________________________________________________________

1.3 The Leased Space shall comprise an area of _________________________ square feet, more or less, such area is to be measured and determinedin accordance with the Landlord's standard form of lease (the Lease") on the plan as outlined on the attached Schedule ________, being all or a

portion of the lands described in clauses 1.1 and 1.2.

1. THE LEASED SPACE

W. of (Meridian) Range Township Section Part Acres

2.1 The Lease shall be for a term of __________________________

years and _______________________ months commencing on the

____________ day of _____________________________________,

____________ and terminating on the ________________ day of

_________________________________________, ____________.

3.1 Annual Basic Rent shall be payable monthly, in advance, as follows:

(a) $ __________________________ per square foot of the area of

the Leased Space upon which Annual Basic Rent is payable in

accordance with the Lease, or

(b) $ __________________________ per annum, or

(c) according to Schedule _________ attached.

4.1 Common Expenses shall be estimated by the Landlord from time to

time and the Tenant shall pay its proportionate share of such Common

Expenses as Additional Rent monthly, in advance, on the first day of

each month. Such proportionate share is to be determined in

accordance with the Lease. Common Expenses shall be adjusted by

the Landlord in accordance with the Lease.

4.2 The Tenant's proportionate share of Common Expenses (not includingthe Tenant's direct costs) is currently estimated at$_____________________ per square foot per annum or

$__________________________ per month.

4.3 Additional Rent Schedule attached? q Yes q No

5.1 The Tenant shall pay GST on all Annual Basic Rent and AdditionalRent where applicable.

6.1 The sum of $_____________________________________________,

including GST, is delivered in trust to _________________________

_______________________________________________________as a Deposit to be applied, if the Tenant is not in default, toward the

first _________________ month(s) and last ________________month(s) rental or to be returned forthwith if this Offer is not accepted.

6.2 The Deposit will be deposited no later than the second Business Dayfollowing the day that final signing occurred (as per clause 25.1).

6.3 The Deposits shall be held in trust for both the Landlord and the Tenantand shall be:

(a) refunded forthwith to the Tenant if the Offer is not accepted, acondition is not satisfied or waived (as per clause 12.5) or theLandlord fails to perform this Agreement, or

(b) forfeited to the Landlord if the Offer is accepted and all conditionsare satisfied or waived and the Tenant fails to perform thisAgreement.

2. TERM

3. ANNUAL BASIC RENT

4. ADDITIONAL RENT

5. GOODS AND SERVICES TAX (GST)

6. DEPOSITS

Agreement # _______________________


24/69

6.4 If there is a dispute between the Landlord and the Tenant as toentitlement to the Deposit, then:

(a) the brokerage holding the Deposit shall review the

circumstances, determine entitlement and pay the money to theparty who is entitled to the Deposit;

(b) if no reasonable conclusion can be made in regard to (a) above,the brokerage shall notify the parties to the Contract in writing and

shall pay the money into a lawyers trust account;

(c) the parties agree to allow the lawyer and/or the brokerage to

deduct from the Deposit a reasonable fee and costs incurred fordealing with the Deposit;

(d) a brokerage and/or lawyer acting in good faith under this clause

shall not be liable to either party for any damages associated withthe handling of the Deposit except arising from the negligence of

the brokerage or lawyer.

6.5 If the Tenant fails to execute the Lease presented by the Landlord orfails to take possession of the Leased Space, the Deposits received

shall be forfeited to the Landlord by way of partial payment ofliquidated damages and not as a penalty without prejudice to any other

rights of the Landlord, including the balance of damages payable to theLandlord.

6.6 If the Landlord fails to give possession as set out herein, the Tenantshall cancel this Agreement, withdraw its Deposits and take such

remedies as the Tenant has at law.

7.1 The Landlord agrees to give the Tenant access to and vacant

possession of the Leased Space not later than 12 noon on the

______________ day of ___________________________________,

______________ subject to execution of the Lease, the Tenant's

placement of the insurance required by the Lease and the Tenant

transferring all applicable metered utilities for the Leased Space to the

Tenant's name.

8.1 The Tenant has inspected the Leased Space and agrees to accept theLeased Space in "as is" condition except for that work specifically setforth in Schedule _________ which is the Landlord's responsibility.

8.2 The Tenant shall carry out all the work necessary to complete theLeased Space, as set out in Schedule _________ attached.

8.3 The Tenant agrees to surrender the Leased Space at the end of theTerm in generally the same condition as the Leased Space was in atthe commencement of the Term, with the exception of reasonable wearand tear, or as set out in Schedule __________ attached.

8.4 Removal of tenant fixtures and leasehold improvements shall begoverned by the Lease.

9.1 The Landlord shall provide ____________ parking stall(s) for the useof the Tenant for the Term.

9.2 The monthly charge for the parking stall(s) shall be:

(a) $ ________________ per stall per month, or

(b) $ ________________ per month at the commencement of the

Term subject to periodic adjustment at the Landlord's requestupon 30 days written notice to the Tenant, or

(c) included in the Annual Basic Rent.

10.1 The Tenant shall be permitted to install at its expense an identificationsign for the Leased Space subject to the Landlord's written approval asto design and location and in compliance with all municipal bylaws,regulations and codes.

11.1 The Leased Space shall only be used for ______________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

12.1 The Tenant's Conditions are ________________________________

_______________________________________________________

_______________________________________________________

______________________________________________________________________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

Before 5 p.m. on _________________________________________(the "Condition Day").

12.2 The Landlord's Conditions are: ______________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

Before 5 p.m. on _________________________________________(the "Condition Day").

8. CONDITION OF LEASED SPACE

7. POSSESSION

______________ Landlords Initials ______________ Tenants Initials

Page 2 of 4

10. SIGNAGE

11. USE OF LEASED SPACE

12. CONDITIONS

8. PARKING

Agreement # _______________________


25/69

12.3 The Landlord is given permission by the Tenant to obtain a credit reporton the Tenant and any guarantors within three (3) days fromacceptance of this Offer to Lease. The Landlord shall have the right toterminate this Offer by notice in writing if this report is not acceptableto the Landlord.

12.4 Unless otherwise agreed in writing, the Tenant's conditions are for thesole benefit of the Tenant and the Landlord's conditions are for the solebenefit of the Landlord.

12.5 The Tenant and the Landlord may waive/satisfy their conditions

unilaterally by giving a Notice to the other party (the "Notice") on orbefore the stated Condition Day.

12.6 Provided that the party for whose benefit the condition is inserted usesreasonable efforts to satisfy the Conditions, if a Notice has not beengiven on or before the stated Condition Day, then this Agreement isended.

13.1 The Landlord will prepare a copy of the Lease to conform to theprovisions in this Agreement all within ten (10) days of unconditionalacceptance of this Agreement.

13.2 The Tenant shall execute the Lease within ten (10) days of beingpresented with the document. The provisions of this Agreement shallsurvive the execution of the Lease.

13.3 The Landlord and the Tenant acknowledge and agree that in the eventof any conflict between the terms of this Agreement and the Lease, theterms of this Agreement shall govern.

14.1 The Tenant shall have the right to assign the Lease and sublet and/orchange the use of the Leased Space with the written consent of theLandlord, such consent not to be unreasonably withheld.

14.2Any assignment or subletting by the Tenant will not relieve the Tenantof liability under the Lease.

15.1 If the Tenant is not in default of any of the terms and conditions of the

Lease, the Tenant shall have the right, upon written notice delivered tothe Landlord not later than six (6) months prior to the end of the Term,to renew the Lease for a further _______________ ( ) year termon the same terms and conditions save and except for:

(a) this option to renew;

(b) Landlord's work responsibilities;

(c) free rent;

(d) Tenant inducements;

(e) Annual Basic Rent, which will be determined by agreementbetween the Landlord and Tenant or, in default of agreement, byarbitration according to theArbitration Act(Alberta).

16.1All time periods, deadlines and dates in this Agreement will be strictlyfollowed and enforced. All times will be Alberta time unless otherwisestated.

16.2 This Agreement is for the benefit of and will be binding upon the heirs,executors, administrators and assigns of the individual parties and thesuccessors and assigns of corporate parties.

16.3All changes of number and gender shall be implied.

16.4 Capitalized words used in the headings, where applicable, shall definethe terms used in this Agreement.

16.5 This Agreement will be governed by the laws of the Province of Alberta.The parties submit to the jurisdiction of the Courts in the Province ofAlberta in any dispute that may arise out of this transaction.

16.6 Other: _________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

_______________________________________________________

17.1 This Offer, when accepted, shall constitute a binding Offer to Lease.

17.2 The Landlord and the Tenant each acknowledge that, except asotherwise described in this Agreement, there are no other warranties,representations or collateral agreements made by or with the otherparty, the Landlord's brokerage and the Tenants brokerage about theproperty, any neighbouring lands, and this transaction, including anywarranty, representation or collateral agreement relating to thesize/measurements of the land and buildings or the existence or non-existence of any environmental condition or problem.

18.1 The Landlord is responsible for pre-existing environmental hazards onthe Leased Space, if any, at the time the Tenant takes possession.

18.2 The Tenant is responsible for environmental hazards that result from itssubsequent use and occupancy of the Leased Space and indemnifiesthe Landlord with respect thereto.

19.1 The Landlord does hereby irrevocably assign to the Landlord'sbrokerage enough of the Deposits to pay all sums due and owing to theLandlord's brokerage, and agrees to pay any unpaid balance of theCommission to the Landlord's brokerage.

20.1 This Agreement is intended to create binding legal obligations.The Landlord and the Tenant should read this Agreementcarefully and are encouraged to obtain legal advice beforesigning.

20.2 This Agreement may be signed and sent by fax and thisprocedure will be as effective as signing and delivering anoriginal copy.

20.3 Unless there is a dual agency or another written agreement, theLandlord's brokerage represents the Landlord as Landlord'sAgent and does not have a fiduciary relationship with the Tenant,and the Tenant's brokerage represents the Tenant as Tenant'sAgent and does not have a fiduciary relationship with theLandlord.

20.4 The Landlord and Tenant agree that the Lease and other relatedinformation regarding this transaction may be retained and

disclosed by the brokerage and/or the real estate board(s) asrequired for closing and for reporting, appraisal and statisticalpurposes.

21.1 In this Agreement:

(a) Business Day means a day when both the Land Titles Office andthe Schedule I chartered banks are open for business.

(b) Landlord's Agent means the licensed brokerage (including itsbroker, all associate brokers and agents) who represents theLandlord.

(c) Tenant's Agent means the licensed brokerage (including itsbroker, all associate brokers and agents) who represents theTenant.

13. THE LEASE

15. RENEWAL

16. ADDITIONAL TERMS

______________ Landlords Initials ______________ Tenants Initials

Page 3 of 4

17. BINDING AGREEMENT

14. ASSIGNMENT AND SUBLEASE

18. ENVIRONMENTAL HAZARDS

19. SECURITY FOR THE LANDLORDS BROKERAGES FEES

20. ADVICE

21. DEFINITIONS

Agreement # _______________________


26/69

Note: This section must be completed at the Offer stage prior to theContract being signed.

22.1 The Representatives identified in clause 22.2 represent the Landlordand the Tenant.

22.2 For the purposes of giving and receiving any notice referred to in this Agreement, and for acceptance of an offer to lease, communicationmust be in writing and must be delivered to the address or faxed to thenumber described below.

A notice sent or received by a Representative is proper notice forthe purposes of this Agreement.

Landlord's Representative:

______________________________________________________________Broker, associate broker or agent registered to the brokerage

Brokerage Name ________________________________________________

Brokerage Address ______________________________________________

______________________________________________________________(postal code)

Phone___________________________ Fax __________________________

Tenant's Representative:

______________________________________________________________Broker, associate broker or agent registered to the brokerage

Brokerage Name ________________________________________________

Brokerage Address ______________________________________________

______________________________________________________________(postal code)

Phone ___________________________ Fax _________________________

23.1 The Tenant offers to lease the space according to the terms of thisAgreement.

23.2 This Offer / counter offer shall be open for acceptance in writing until

_____.m. on ____________________________________, ________.

SIGNED AND DATED at _________________, Alberta at _______ .m. on

________________________________________________, __________.

TENANT (CORPORATE NAME)

__________________________________________________________________

_________________________________________ _______________________Authorized Signing Officer(s) Witness

_________________________________________ _______________________Print Name of Authorized Signing Officer(s) Print Name of Witness

_________________________________________ _______________________Authorized Signing Officer(s) Witness


Tenants GST #_______________________________________________________

PART B - ACCEPTANCE

24.1 The Landlord accepts the Tenants offer and agrees to lease the Spaceaccording to the terms of the Agreement.

SIGNED AND DATED at _____________________, Alberta at _______.m.

on the _________ day of ______________________________, ________.

LANDLORD (CORPORATE NAME)

__________________________________________________________________

Per: _____________________________________ _______________________Authorized Signing Officer(s) Witness


Per: ______________________________________ _______________________Authorized Signing Officer(s) Witness


Landlords GST #_____________________________________________________

25.1Final signing of this Agreement occurred at _____________ .m. on___________________________________________, ___________.

Initials of the person(s) who signed last ____________________

COMMISSION AGREEMENT(to be completed if there is no listing agreement)

This Agreement is between the Tenants Brokerage (the "Brokerage") and theLandlord.

In consideration of the Brokerage being the effective cause of sale, the Landlord

agrees that if there is no written Listing to Lease Agreement, this shall be regarded

as a Commission Agreement between the Landlord and the Brokerage. The

Landlord hereby agrees to pay a commission to the Brokerage in consideration ofits services, according to the Real Estate Act(Alberta) upon the Lease being signed

or the Tenant being given possession of the Leased Space by the Landlord,

whichever event first occurs. The commission shall be calculated as follows:

__________________________________________________________________

__________________________________________________________________

___________________________________________________ plus the applicable

GST. This earned commission shall constitute a charge on this property and gives

_________________________________________ (the Brokerage) the right to file

a caveat as security for the payment of the commission. The Landlord authorizes

the Brokerage to deduct this commission payable from the Deposit, and agrees to

pay any unpaid balance of the leasing commission to the Brokerage.

In the event that the Tenant fails to complete this transaction, and forfeits any

Deposits, 50% of such Deposits shall be payable to the Brokerage as alternatecompensation. The amount of the alternate compensation shall not exceed the total

leasing commission that would have been payable on completion of this Agreement.

In the event the Offer is accepted and the Landlord fails to complete the Lease, thecommission shall be payable as if the Lease had been completed and shall be due

on the date for Possession, as agreed to in the Offer to Lease.

______________________________________________________________________Signature of broker, associate broker, or agent authorized to sign on behalf of theBrokerage

______________________________________________________________________Landlord (Corporate Name)

_____________________________________ ______________________________Authorized Signing Officer(s) Witness

_____________________________________ ______________________________Authorized Signing Officer(s) Witness

22. REPRESENTATIVES/NOTICE

23. OFFER

24. ACCEPTANCE

25. FINAL SIGNING

Page 4 of 4

Agreement # _______________________


27/69

2.1 Have you entered into any other listing contractfor the Property during the last twelve months? q Yes q No

2.2 Is the Property currently listed for sale with

another real estate brokerage? q Yes q No

3.1 You list the Property for sale with only the Brokerage(s) effect ive today until

11:59 p.m. on _______________________________________________

____________________________________________ (the Expiry Date).

4.1 The Asking Price for the Property, not including GST, is $ ___________

__________________________________________________________

__________________________________________________________

4.2 Where applicable, GST shall be the responsibility of the buyer.

5.1 The proposed Possession Date is _______________________________

__________________________________________________________

6.1 The Real Estate Commission (the Commission) is ________________

__________________________________________________________

__________________________________________________ plus GST.

6.2 The Brokerage will offer ______________________________________

__________________________________________________, plus GST,as compensation to other brokerages for finding a buyer.

7.1 All Deposits will be held in accordance with the terms of the signedPurchase Contract. The Deposits must be held in trust according to theReal Estate Act(Alberta).

7.2 You direct the Brokerage, the buyers brokerage or the lawyer who holdsthe Deposits to use the Deposits to pay any money owed under thisContract. Any Commission or Alternate Compensation, plus GST, that hasbeen earned by another brokerage and is no longer required to be held intrust shall be paid directly out of a trust account by the party holding theDeposits.

7.3 You assign to the Brokerage enough of the purchase money or forfeitedDeposits to pay all money owed under this Contract. You agree not torevoke this assignment.

7.4 You direct your lawyer to pay all money owed under this Contract from thepurchase money or the forfeited Deposits held by your lawyer.

COMMERCIAL REAL ESTATELISTING CONTRACT

This form was developed by the Alberta Real Estate Associationfor the use of its members and may not be altered electronically by any person.

This Contract is between

THE SELLER (You)

Name _____________________________________________________________

Name _____________________________________________________________

Address ___________________________________________________________

__________________________________________________________________(postal code)

Phone _____________________________ Fax _________________________

Email _____________________________________________________________

THE SELLERS BROKERAGE (the Brokerage)

Brokerage Name ____________________________________________________

______________________________________ Email ______________________

Address ___________________________________________________________(postal code)

Phone _________________________________ Fax _______________________

___________________________________________________________________Broker, associate broker or agent authorized to represent the Brokerage

Member of the ____________________________ Real Estate Board (the Board)

and

1. THE PROPERTY

______________ Sellers Initials ______________ Brokerage Representative s Initials January 2004 The Alberta Real Estate Association Page 1 of 3

2. OTHER LISTING CONTRACTS

3. TERM OF C ONTRACT

4. ASKING PRICE

5.