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Proposed 2023 AML Changes: Mortgage Lenders and Armoured Car Services

Background

February seems to be the month for proposed legislative changes.

On February 18, 2023, draft amendments to the regulations under the Proceeds of Crime Money Laundering and Terrorist Financing Act (PCMLTFA), and a net-new draft regulation, were published in the Canada Gazette. If you’re the type that likes to read original legislative text, you can find it here. We (thanks Rodney) also created a redlined version of the regulations, with new content showing as tracked changes, which can be found here.

These changes are meant to renew and improve Canada’s anti-money laundering (AML) and Counter Terrorist Financing (CTF) regime, adapting to new money laundering (ML) and terrorist financing (TF) risk. One of the most significant changes, in our opinion, is the introduction of two new regulated entity types, mortgage lenders and armoured car companies.

Currently, mortgages issued by financial entities are captured under the PCMLTFA but these amendments would make all entities involved in the mortgage lending process (brokers responsible for mortgage origination, lenders responsible for underwriting the loan, and administrators responsible for servicing the loan) reporting entities. The intent here is to level the playing field between regulated and unregulated mortgage lenders, and to deter misuse of the sector for illicit activities.

While the activity of transportation is not currently supervised for AML purposes per se, armoured car carriers provide services largely to regulated entities. Given the flow of funds that is typically seen in this sector, reconciliation and identification of the origin of funds can sometimes be challenging, and allows funds to move with some degree of anonymity, which is an ML/TF vulnerability.

The draft regulations also introduce new requirements for correspondent banking relationships, and additional requirements related to the Money Services Business (MSB) registration. There are also some technical amendments related to existing reporting requirements and changes related to Administrative Monetary Penalties (AMPs).

Lastly, a new regulation would introduce a prescribed formula for the Financial Transactions and Reports Analysis Centre of Canada (FINTRAC) to assess the expenses it incurs in the administration of the PCMLTFA against reporting entities. Such models are seen from other regulators, such as the Office of the Superintendent of Financial Institutions (OSFI) and the Financial Consumer Agency of Canada (FCAC). Currently, FINTRAC is funded through appropriations.

In the following sections, we have summarized what we feel are the most important requirements to note.

Armoured Car Companies

The proposed changes would require a company that engages in “transporting currency or money orders, traveller’s cheques or other similar negotiable instruments” (except for cheques payable to a named person or entity) to be considered an MSB. As such, the following obligations will have to be met:

  • Development of a compliance program;
  • Maintaining an up-to-date MSB registration with FINTRAC;
  • Conducting compliance effectiveness reviews;
  • Reporting certain transactions;
  • Identifying customers;
  • Record keeping;
  • Risk ranking customers and business relationships;
  • Conducting transaction monitoring and list screening;
  • Conducting enhanced due diligence and transaction monitoring for high-risk customers and business relationships; and
  • Follow ministerial directives and transaction restrictions.

One record keeping obligation to note, which is new for armoured car companies, is the requirement to record the following information when transporting CAD 1,000 or more of cash or virtual currency, or CAD 3,000 or more in money orders or similar negotiable instruments:

  • The date and location of collection and delivery;
  • The type and amount of cash, virtual currency or negotiable instrument transported;
  • The name and address of the person or entity that made the request, the nature of their principal business/occupation and, in the case of an individual, their date of birth;
  • The name and address, if known, of each beneficiary;
  • The number of every account affected by the transport, the type of account, and the name of the account holder;
  • Every reference number that is connected to the transport, and has a function; equivalent to that of an account number; and
  • The method of remittance.

An additional requirement that will apply to armoured car companies is in relation to PEP determinations (existing PEP requirements for MSBs still apply). Specifically, a PEP determination is required whenever a person requests that the MSB transport more than CAD 100,000 in cash or virtual currency, or in an amount that is not declared.

Under the proposed regulations, there are some exemptions for reporting that are noteworthy. Large Cash and Large Virtual Currency reporting requirements will not apply where there is an agreement of transportation between:

  • The Bank of Canada and a person or entity in Canada;
  • Two financial entities;
  • Two places of business of the same person or entity; or
  • Canadian currency coins for purposes of delivery under the Royal Canadian Mint.

It is noteworthy, based on the definition, that there may be more than just armoured car companies that are captured under these new requirements. This will be clarified in guidance from FINTRAC that will follow publication of the legislation.

The requirements applicable to armoured car companies will come into force eight months after final publication in the Canada Gazette.

Mortgage Lending

The proposed regulations would require mortgage lenders, brokers, and administrators (mortgage participants) to put in place compliance regimes, similar to that of other regulated entities, which include the following:

  • Development of a compliance program;
  • Conducting compliance effectiveness reviews;
  • Reporting certain transactions;
  • Identifying customers;
  • Keeping records;
  • Risk ranking customers and business relationships;
  • Conducting transaction monitoring and list screening;
  • Conducting enhanced due diligence and transaction monitoring for high-risk customers and business relationships; and
  • Follow ministerial directives and transaction restrictions.

It is noteworthy, that many mortgage brokers already have existing voluntary AML compliance programs and already apply AML measures. This is in part due to various securities regulations and lending partners.

The requirements applicable to mortgage lending will come into force six months after final publication in the Canada Gazette.

Cost Recovery

As part of this round of regulatory changes, there is a net-new regulation, the Financial Transactions and Reports Analysis Centre of Canada Assessment of Expenses Regulations. This regulation will allow FINTRAC to pass on expenses, to reporting entities, that it incurs in the administration of the PCMLTFA. Only the following prescribed entity types are affected by this:

  • Banks and authorized foreign banks;
  • Life insurance companies;
  • Trust and loan corporations; and
  • Every entity that made more than 500 threshold reports during the previous fiscal year.

The regulations provide a formula that FINTRAC would use to calculate the assessment amounts payable by reporting entities on the basis of their annual asset value, and the volume of all threshold transaction reports submitted. For clarity, threshold transaction reports include Large Cash Transaction Reports (LCTRs), Large Virtual Currency Transaction Reports (LVCTRs), Electronic Funds Transfer Reports (EFTRs), and Casino Disbursement Reports (CDRs).

The requirement would come into force on April 1, 2024. This means FINTRAC would commence recovering costs from the 2024-2025 fiscal year and forward.

Other Changes

Enhancing MSB registration

Under the proposed amendments, as part of MSB registration, MSBs would now need to include the telephone numbers and email addresses of its president, directors and every person who owns or controls 20% or more of the MSB. This is in addition to current required information. Additionally, the number of the MSB’s agents, mandataries and branches in each country will be added (currently, only those within Canada are required).

This requirement will come into force twelve months after final publication in the Canada Gazette.

Streamlining requirements for sending AMPs

Under the proposed amendments, FINTRAC would be allowed to serve a reporting entity solely by electronic means when issuing an AMP. Currently, FINTRAC would also have to send an additional copy by registered mail.

This requirement would come into force on registration.

What Next?

There is a 30 day comment period (ending March 20, 2023) for the proposed regulations. It is strongly recommended that industry, and potentially impacted companies, review carefully and provide feedback. Comments can be submitted online via the commenting feature after each section of the proposed changes, or via email directly to Julien Brazeau, Associate Assistant Deputy Minister, Financial Sector Policy Branch, Department of Finance, 90 Elgin Street, Ottawa, Ontario K1A 0G5.

We’re Here To Help

If you have questions related to the proposed changes, or need help starting to plan, you can get in touch using the online form on our website, by emailing us directly at info@outliercanada.com, or by calling us toll-free at 1-844-919-1623.

New Illegal Wildlife Trade Indicators

FINTRAC has published a new Operational Alert on the Illegal Wildlife Trade.

The alert includes diagrams of known fund flows, both into and out of Canada (though the latter is most common). Three categories of indicators are included:

  • General wildlife trade,
  • Import into Canada, and
  • Export from Canada.

As a Compliance Officer, it’s important to think through where these indicators might be visible to you and your team. For instance, if you are offering remittance or payment services, and there is an available memo or purpose of payment field, there are several keywords in the indicators that should be added to your monitoring parameters (if they haven’t been already).

All Canadian reporting entities must use this information to:

  • Update the indicators in training materials,
  • Update the indicators in policies and procedures, and
  • Update transaction monitoring mechanisms (where applicable) to detect relevant indicators.

Of course, if you require assistance, Outlier Compliance is here to help. Please feel free to contact us.

Suspicious Transaction Reporting Updates

FINTRAC has published updated resources related to upcoming changes to suspicious transaction reports (STRs) on its Draft Documents page. This includes updated draft guidance on STRs, expected to come into force in September 2023.

While the updated forms are not yet in use, it is important that you communicate these changes to your information technology (IT) teams and service providers. The documentation published this week includes JSON schemas and API endpoints.

For reporting entities that complete STR reporting manually through FINTRAC’s online reporting portal, it is also important to familiarize yourself with updated structured reporting fields, including:

  • URL,
  • Type of device used,
  • Username,
  • Device identifier number,
  • Internet protocol address, and
  • Date and time in which online session request was made.

These can be reviewed in the draft STR form.

Of course, if you require assistance, Outlier Compliance is here to help, please contact us.

New Terrorist Financing Indicators

FINTRAC has published updated indicators related to terrorist activity financing.

These are subdivided into three broad types of violent extremism:

  • religiously motivated violent extremism (RMVE),
  • politically motivated violent extremism (PMVE), and
  • ideologically motivated violent extremism (IMVE).

Each subtype has distinct characteristics and indicators. While it can be tempting to think that these types of things don’t happen here, unfortunately, they can and do happen here in Canada. As a Compliance Officer, it’s important to think through where these indicators might be visible to you and your team.

All Canadian reporting entities must use this information to:

  • Update the indicators in training materials,
  • Update the indicators in policies and procedures, and
  • Update transaction monitoring mechanisms (where applicable) to detect relevant indicators.

Of course, if you require assistance, Outlier Compliance is here to help, please contact us

First AML Compliance Effectiveness Review Timing

As a company that gets to work with a lot of startups, and existing companies entering the Canadian market, we get to help folks understand the regulatory landscape in Canada. One of the required elements of a Canadian compliance program is an AML Compliance Effectiveness Review. These reviews must be completed every two years at a minimum. You can think of it like an audit, but for compliance.

The purpose of an effectiveness review is to determine whether your AML compliance program has gaps or weaknesses that may prevent your business from effectively preventing, detecting and deterring money laundering and terrorist financing. Recently, we have seen an increased focus on Effectiveness Reviews during FINTRAC examinations. Specifically, on whether the review really tested the effectiveness of the compliance program as a whole (not just what you say you’re doing, but also what you’re actually doing). This has led to FINTRAC examiners requesting the working papers for completed effectiveness reviews where the report did not clearly describe how the effectiveness was tested and assessed. This is the main reason Outlier has started providing our working papers with the final report. This also provides a pretty good reference point for making sure you are meeting your regulatory expectations.

First Time for Everything

In previous engagements, Outlier has operated on the theory that the clock for when your first review was due stemmed from the MSB’s FINTRAC registration date. However, we were incorrect. It wasn’t until a recent conversation where the registration date preceded any customer transactions by six months, that really spurred on an official clarification from the regulator. The trigger for the 2-year clock to start ticking is not registration but “a registered MSB is required to create a compliance program once it engages in one or more of the MSB-related activities.” This means that the clock starts ticking after the MSB has conducted their first transaction.

Here is a PDF version of the policy interpretation we received from FINTRAC that you can keep for your records.

Potential Corrections

If we have completed a review for you in the past that has a commencement date prior to your first customer transaction, please feel free to reach out so we can amend your report to the proper date.

Upcoming Effectiveness Reviews

While this article talks about your first review, you must also be sure to initiate all subsequent reviews within 2 years of the start date of your previous review. Please note that this is based on the previous commencement date, not the date of completion or issuance of the final report.

Need a Hand?

If you are looking for an idea of pricing for an upcoming review or have questions about a review that is currently underway, please feel free to contact us.

9 Years of Entrepreneurship


If you had told me ten years ago that I would be in the longest-running position in the history of my career, I wouldn’t have believed you. Back then, I was unhappy for various reasons, and while I had started to think about what I really wanted from my work life, I had yet to take some of the big steps to get there. I won’t go into the gory details of where I was or the situations that weren’t working for me. Suffice it to say that there was a lot that wasn’t working, and I didn’t know how to fix it… but I had some ideas.

If you’re sitting in a spot, like I was then, perhaps feeling a bit despairing and lost despite what many might consider your own success, this post is for you. It’s been written as a love letter, from the woman that I am today to the woman that I was then… Whether today you’re solving problems like a champion, just putting one foot in front of the other, or sitting on the couch thinking that you may want to get up – it’s all part of the journey.

Give yourself permission to name the things that you really want

Once, a former mentor (Lin, a founder of CU Training, now retired) literally gave me permission to take notes with coloured markers. The notes included cartoons of key points. I love to draw. It’s a great memory aid, but it’s something that I saw as being “unprofessional” and had trained myself out of…

This conversation got me thinking – what else hadn’t I given myself permission to write (or draw)? Were there things that I wasn’t giving words to?

Of course, there were.

In fact, there were a whole lot of things that I had been afraid, for one reason or another, to think too deeply about, let alone describe. So many of these things related to what I really wanted from life.

Write it down

This led to a trip to a shop in Victoria, BC, where I bought a beautiful notebook that I didn’t write anything in for a while. It would become the place where I wrote down what I wanted in life. This is the page from that book for “work.”

When I put pen to paper in this book, the rules are simple. I don’t beat myself up about what’s not working in my current state. I have a good think about what I really want, and I write it down. Whether it seems improbable or downright impossible, I write it down.

Looking back at this page, written over a year before my company, Outlier Compliance Group was a conscious thought, I can see its beginnings here.

Keep writing

I look back at and add to the old pages, building on the ideas there. It makes me smile to see where I’ve grown into myself and accomplished things that I thought impossible. I add new pages to the book.

It’s easier now to give myself permission to write than it was at first, but it’s still not easy! That’s okay. I think that’s part of how I know that I’m still growing and pushing myself.

Be open to opportunity

In the last decade, I’ve worked with amazing companies and entrepreneurs. I’ve consulted governments and NGOs. I’ve taught classes and presented at conferences around the world. I’ve made the type of career decisions and personal investments that have set me up to be secure in a way that I would have found unfathomable. Some of the people that I admire most in the world have become mentors and friends.

Sometimes, I think about where I was at various points in my life: living in poverty, in the foster care system, in very unhealthy work environments, and I wish that I could reach back into the past and let that version of me see the me that I am today… to let that version of me know that all of the hard work that I was doing would prepare me for opportunities that I wouldn’t have dared to dream of then.

The best part is that, eventually, success can become a virtuous cycle. The more opportunity I seize, the more seems to flow my way, and the more I am prepared to tackle… and the more that I am able to help others to help themselves along the way!

Take enough risk to get knocked down

This is not to say that it’s easy to seize opportunities, or that I don’t get knocked down from time to time. I do, and it’s not fun!

When something knocks me down, I try to remember that this is the price of “stepping into the ring.” Sometimes, I’ll get knocked down.

This is part of the risk-return curve; there’s no success without risk.

Get back up and do it again

Once, an interviewer presented me with a big list of leadership characteristics and asked me what the most important was to me. After reading the list, I asked if I could add another word to the list. That word is relentlessness, and I stand by it.

This is not to say that I keep doing the same thing over and over and expecting a different result, but rather that I learn, adjust tactics and pursue my goals with ardour.

If you can’t find it, build it

I think that everyone close to me had a sense that I would do something entrepreneurial long before I did. I was always looking for novel ways to solve problems, no matter the environment that I was in. This has become the number one question that I ask entrepreneurs that come to me for advice – what problem are you solving?

It’s important from a business perspective, as well as from a personal satisfaction perspective. When we understand what we’re doing and why, we all tend to be more motivated and focused.

Find your tribe

I am grateful every day for the incredible people in my life. I grew up feeling like an outsider, and I had to a large extent, accepted that this is the way I would always feel (and I was ok with that). It takes me by surprise sometimes to realize that I don’t feel that way anymore. I spend most of my waking hours solving problems and socializing with people that I love, respect and admire. Even when we’re dealing with difficult or stressful situations, I am still grateful for my friends, colleagues and clients every day.

The caveat here is that there are only 24 hours in a day. Each hour that you spend with the wrong folks is a missed opportunity to spend time with the right folks. Choose wisely!

Forgive yourself

This is something that I am still learning, and maybe I will be forever… When I make mistakes, I take it hard. I can hold a grudge for a very long time, and while I think that’s healthy in some cases, I shouldn’t be holding a grudge against myself. Making mistakes is part of learning and growing, and I need to be honest, forgive myself and get to learning rather than dwelling.

The idea that there are only 24 hours in a day is important here too. Time spent beating oneself up is not time well spent.

Effectiveness Reviews for Dealers in Virtual Currency

Effective June 1, 2020, dealers in Virtual Currency activities were considered as Money Services Businesses (MSBs) and as such, must comply with MSB obligations under amendments made to the Proceeds of Crime (Money Laundering) and Terrorist Financing Act (PCMLTFA). One obligation is to have an AML effectiveness review at least once every two years. MSBs must start their effectiveness review no later than two years from the start of their previous review or in the case of dealers in Virtual Currency, no later than June 1, 2022, the date they were considered to be MSBs under law.

Such reviews must test your compliance program and effectiveness of your operations. Our reviews follow a similar format to examinations conducted by the Financial Transactions and Reports Analysis Centre of Canada (FINTRAC), which you can read more about in a previous Blog Post.

We’re Here To Help

If you have not yet engaged or commenced your review, there are still a couple of weeks to be compliant. If you would like to engage Outlier to conduct your AML Compliance Effectiveness Review or have questions regarding this obligation, please get in touch.

Amendments To The Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations – 2022

Background

On April 27, 2022 amendments to the Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations were published in the Canada Gazette. To make reading these changes a little easier, we (thanks Rodney) have created a redlined version of the regulations, with new content showing as tracked changes, which can be found here.

The Regulatory Impact Statement for these changes state the following:

Crowdfunding platforms and some payment service providers are not currently covered by the Proceeds of Crime (Money Laundering) and Terrorist Financing Act (the Act) and therefore have no money laundering and terrorist financing obligations under federal statute. This lack of oversight presents a serious and immediate risk to the security of Canadians and to the Canadian economy. This risk was highlighted in early 2022, when illegal blockades took place across Canada that were financed, in part, through crowdfunding platforms and payment service providers. Allowing these gaps to continue represents a risk to the integrity and stability of the financial sector and the broader economy, as well as a reputational risk for Canada.

Amendments to the Proceeds of Crime (Money Laundering) and Terrorist Financing Regulations, and consequential amendments to the Proceeds of Crime (Money Laundering) and Terrorist Financing Administrative Monetary Penalties Regulations, will help prevent the financing of illegal activities through these types of financial services.

What’s Changed?

The changes are substantial and sudden. They will affect many companies that have not been previously under the purview of AML regulation in Canada. These changes are effective immediately and there is no comment period, which is not the norm for such changes.

To help digest these changes, we have summarized what we feel are the most important changes below:

The definition for an electronic funds transfer has been removed and the corresponding section within the body of the regulations was amended. Previous exemptions related to remitting or transmitting from one person or entity to another by Credit or Debit Card, or Prepaid Payment Product if the beneficiary has an agreement with the payment service provider that permits payment for the provision of goods and services, has been revoked for money services businesses, which as we mentioned now includes Payment Service Providers.

The definitions section was amended by adding the following:

  • crowdfunding platform means a website or an application or other software that is used to raise funds or virtual currency through donations. (plateforme de sociofinancement)
  • crowdfunding platform services means the provision and maintenance of a crowdfunding platform for use by other persons or entities to raise funds or virtual currency for themselves or for persons or entities specified by them.

With these changes, crowdfunding platforms and payment service providers will now be subject to existing money services businesses requirements. These obligations include:

  • Registration with FINTRAC;
  • Developing a compliance program;
  • Customer identification and due diligence;
  • Transaction monitoring and customer risk scoring;
  • Reporting certain transactions to regulators and government agencies;
  • Complying with Ministerial Directives; and
  • Keeping records.

Specific to record keeping, crowdfunding platforms that provide services to persons or entities in Canada where a person donates an amount of CAD 1,000 or more in funds or virtual currency will need to:

(a) keep an information record in respect of the person or entity to which they provide those services;

(b) keep a record of the purpose for which the funds or virtual currency are being raised; and

(c) if the person or entity for which the funds or virtual currency are being raised is different from the person or entity referred to in paragraph (a),

      1. keep a record of their name, and
      2. take reasonable measures to obtain their address, the nature of their principal business or their occupation and, in the case of a person, their date of birth, and keep a record of the information obtained.

What Next?

Due to these changes, FINTRAC will need to revise its interpretation of existing requirements to include crowdfunding platforms and payment service providers. There is no set date for when we can expect guidance from FINTRAC. Additionally, various FINTRAC policy interpretations will no longer be able to be relied upon (i.e. policy interpretations related to merchant services as well as payment processing for utility bills, mortgage and rent, payroll, and tuition being exempt from AML obligations). The hope is FINTRAC will issue new policy interpretations, but for now the industry is left with many questions.

We’re Here To Help

If you would like assistance in understanding what these changes mean to your business, or if you need help in creating or updating your compliance program and processes, please get in touch.

Proliferation Financing

 

 

 

 

What is it, and why should AML compliance professionals be paying attention?

If you’ve looked at the Financial Action Task Force (FATF)’s recommendations recently, you’ve no doubt noticed that there are now three big topics on the covering page:

  • Money laundering,
  • Terrorist financing, and
  • Proliferation.

The last of these has received considerably less attention until recently, and in many cases, it may not be explicitly included in either jurisdiction-specific legislation or compliance programs. While some elements of proliferation are generally included (for instance, it is rare to see a compliance program that does not address sanctions-related list screening), there is often little if any consideration given to risks such as sanctions evasion or the non-implementation of sanctions.

According to the FATF, weapons of mass destruction (WMD) proliferation refers to the manufacture, acquisition, possession, development, export, trans-shipment, brokering, transport, transfer, stockpiling or use of nuclear, chemical or biological weapons and their means of delivery and related materials (including both dual-use technologies and dual use goods used for non-legitimate purposes). The financing of proliferation refers to the risk of raising, moving, or making available funds, other assets or other economic resources, or financing, in whole or in part, to persons or entities for purposes of WMD proliferation, including the proliferation of their means of delivery or related materials (including both dual-use technologies and dual-use goods for non-legitimate purposes). There are targeted financial sanctions intended to prevent specific jurisdictions, organizations, and persons from participating in any proliferation-related activities.

In Canada, reporting entities have strict obligations to comply with sanctions requirements.

Similarly, terrorists and terrorist groups are often subject to financial sanctions and prohibitions. All accounts and transactions are scanned against listed persons and entities. In the case that we have property (including money and investments) in our possession that belongs to a listed person or entity, it must be frozen and reported immediately.

Recommendation 1 requires countries and private sector entities to identify, assess, and understand “proliferation financing risks”. In the context of Recommendation 1, “proliferation financing risk” refers strictly and only to the potential breach, non-implementation or evasion of the targeted financial obligations referred to in Recommendation 7. These R.7 obligations apply to two country-specific regimes for the Democratic People’s Republic of Korea (DPRK) and Iran, require countries to freeze without delay the funds or other assets of, and to ensure that no funds and other assets are made available, directly or indirectly to or for the benefit of (a) any person or entity designated by the United Nations (UN), (b) persons and entities acting on their behalf or at their direction, (c) those owned or controlled by them. The full text of Recommendations 1 and 7 is set out at Annex A.

Canadian reporting entities will be familiar with Ministerial Directives related to North Korea and Iran that impose additional requirements, as well as providing indicators of activity related to these jurisdictions. While we may not be used to thinking about these requirements as being controls related to proliferation financing risk, this is exactly what they are. We may also fail to consider how they fit into our overall compliance regimes.

Proliferation Financing Trends and Typologies

It is not enough to simply say that your business does not deal with these jurisdictions directly. In many cases, funds are not actually repatriated to these jurisdictions but are held in other countries. For instance, identified state-sponsored North Korean hacking groups have moved stolen funds and virtual currencies through the Philippines, Macau, and China. In addition, actors intending to circumvent sanctions are known to be relatively proficient in using false and manufactured identities, as well as well as organizational structures intended to obfuscate true beneficial ownership. In the FATF’s webinar on proliferation financing, the global watchdog noted that proliferation financing may be one of the most challenging threats to detect in action, due to its complex nature.

Helpful Resources

Late in 2021, the FATF conducted an excellent webinar on proliferation financing risk assessment and mitigation, which has now been posted publicly. This presentation includes an excellent high-level overview, as well as detailed discussions of the trends and typologies that are relevant today.

It can be useful to review the aspects of the FATF’s recommendations that refer to proliferation.

There is additional guidance from the FATF on proliferation financing risk assessment and mitigation. This is a detailed document focused entirely on proliferation financing, and the FATF’s expectations.

The UK has conducted a national level assessment of proliferation financing risk. This includes a number of relevant case studies and typologies. If you want the sense of it, but are short on time, our friend Dev Odedra has published a summary.

Manchester CF has launched a proliferation financing training module as part of the Financial Intelligence Specialist (FIS) designation, offered in conjunction with the University of Newhaven.

Need a Hand?

If you want to get ahead of the curve by having a conversation about proliferation financing risk and potential impacts to your compliance program, please contact us.

FINTRAC Examinations for the Real Estate Sector

We often hear friends and clients in the real estate sector say they are unsure what to expect if (and when) the Financial Transactions and Reports Analysis Centre of Canada (FINTRAC) notifies them of an examination. This article is meant to provide guidance on what to expect and how to ensure a smooth review.

Background

In 2019–20, FINTRAC conducted 399 compliance examinations, of which 146 were focused on the real estate sector [1]. The real estate sector has been the main focus for FINTRAC examinations since 2017 due to the growing concern of money laundering taking place in the Vancouver, Toronto and Montreal real estate market.

For the purpose of assessing compliance, the Proceeds of Crime (Money Laundering) and Terrorist Financing Act gives FINTRAC the authority to inquire into the business of any regulated entity.

FINTRAC examinations are reviews of your compliance program (what you say you are doing to stay in compliance) and your operations (what you’re actually doing to stay in compliance). These exams can take place at any time and should not be confused with your obligation to have an AML Effectiveness Review at least once every two years. FINTRAC examinations can take place in-person onsite at your office, at a FINTRAC office, or over the phone. FINTRAC will provide advance notice of an examination, which is scheduled by telephone and confirmed by letter [2]. Note, due to the COVID-19 pandemic, FINTRAC is not currently conducting onsite examinations [3].

I Have Received Notice of an Exam. Now What?

FINTRAC will request documentation, including your compliance policies and procedures, assessment of risks of money laundering and terrorist financing, measures to mitigate high risks, samples of transaction documentation, and other documents be summitted to them. Based on FINTRAC’s areas of review, the below is a sample list of what you can expect to provide. We have also created a more detailed version of the list which you can find here.

  • Most recent version of compliance policies and procedures;
  • Most recent version of your documented risk assessment;
  • Copy of the last two documented internal and/or external reviews of your compliance program (this may include the reviewer’s working papers as well);
  • Training program and records;
  • Organizational Chart;
  • Financial Statements;
  • Number of full-time and part-time employees/sales representative;
  • All suspicious and attempted suspicious transaction records;
  • A list of all closed deals related to the sale/purchase of real estate;
  • In-Trust bank account records; and
  • Large cash transaction records.

You will generally have 30 days to provide all requested documentation to FINTRAC. It’s a good idea to read through the request carefully before you begin your preparation.

Whether you are submitting your materials on paper or in electronic format, it is a good idea to create folders or cover pages for each item that FINTRAC has requested. This creates separate sections for each item and helps you to stay organized. A missed item usually can’t be submitted once the deadline has passed, and can result in deficiencies. We’ve created a sample format for your submission package that you can download for free here.

The Exam

Whether the FINTRAC exam is in-person, at their office or over the phone, they follow very similar formats. The key difference is the regulator’s ability to request additional operational data during onsite examinations.

It is ok for you to take notes throughout the examination process (and we recommend that you do). You are permitted to have a lawyer, consultant or other representative with you (if you do, FINTRAC will request that you complete the Authorized Representative Form in advance). While your representative cannot generally answer questions on your behalf, they can prompt you if you are nervous or stuck, and help you to understand what is being asked of you if it is not clear.

The Introduction

The examiner will provide a brief overview of the examination process as a formal opening to the examination. At the end of this introduction, the examiner will ask if you have any questions. At this point, it can be useful to provide a very brief (five minutes maximum) overview of your business.

Your introduction should reflect the materials that you have already submitted to FINTRAC (which ideally included an opening letter that described anything about the business that would not be readily apparent to the examiner, or anything that you believe could be misunderstood). Key facts about your business include:

  • Your corporate structure and ownership;
  • The types of products and services that are offered/types of transactions that are conducted;
  • Where your offices, agents and customers are located;
  • How you connect with your customers; and
  • Anything significant that has changed since your last FINTRAC examination.

This overview should be simple and brief.  At this point, the examination will then begin. At the end of each section, the examiner will ask if you have any questions and let you know whether there are any deficiencies.

Compliance Policies & Procedures

During this part, FINTRAC will ask questions about the policy and procedure documents that you have provided in advance of the examination. There are a few standard questions that are generally asked:

  • Who wrote the policies and procedures?
  • Were the versions submitted to FINTRAC the most recent versions?
  • When were they last updated?
  • When and how do you identify your customers?
  • How do you ensure that identification is up to date?
  • How do you monitor transactions?
  • How do you recognize, document and monitor “business relationships” (note: this is any time that you have either an ongoing service agreement with a customer and/or your customer has performed two or more transactions that require identification [4]).
  • What are indicators of a suspicious transaction?
  • The examiner will also ask a number of questions based on the documents that you have submitted, including questions about compliance-related processes.

Risk Assessment

During this part, FINTRAC will focus on your Risk Based Approach, asking specific questions about the Risk Assessment and related documents that you have provided in advance of your examination. Again, there are some common questions that are asked:

  • Do you have any high risk customers or business relationships?
  • What factors do you consider in determining that a customer or business relationship is high risk?
  • How are customer due diligence and enhanced due diligence different (both generally, and in your processes and documentation)?

Most additional questions will be related to risk management processes. For example, it has been common in the last few months for examiners to ask if a customer or transaction could be rejected (“Yes, if it was outside of our risk tolerance”).

This may also lead to questions about whether or not an Attempted Suspicious Transaction Report (ASTR) or Suspicious Transaction Report (STR) was filed. If there were reasonable grounds to suspect money laundering or terrorist financing, the answer should be yes. If not, you should explicitly say “There were not reasonable grounds to believe that this event was related to money laundering or terrorist financing”, then provide an explanation.

Operational Compliance & Reporting

During this part, the examiner will ask questions about specific transactions/deals. Some of the cases that you must be ready to explain are:

  • A transaction matches an indicator of potentially suspicious activity (if there were reasonable grounds to suspect money laundering or terrorist financing, the answer should be that you filed an STR, if not, you should explicitly say that “there were not reasonable grounds to believe that this event was related to money laundering or terrorist financing”, then provide an explanation);
  • Questions related to receipt of funds and large cash transactions; and
  • Business relationships and ongoing monitoring (in particular, if this did not occur earlier in the examination).

During a desk examination, the examiners typically do not request additional materials.

During onsite examinations, it has become commonplace for examiners to request additional materials. These are generally related to:

  • Business relationships;
  • Ongoing monitoring (including the monitoring of business relationships);
  • High risk customers;
  • Enhanced due diligence; and
  • Other risk-based processes.

Be clear with the examiner about what can be extracted easily from your IT systems, and in the case that data cannot be extracted easily, be prepared to show the examiner an example (or several). If your system has an “auditor access” feature (generally read-only access with search capability), it can be useful to set this up in advance of the onsite visit.

Exit Interview

Congratulations – you’ve made it to the finish line!

At this point, the examiner will sum up the findings (if there are any), and read a standard disclosure statement. For most of us, the disclosure statement is terrifying, as it talks about penalties. This is standard process – do not be alarmed. When the examiner has finished, you may ask if a penalty is being recommended (if you’re a worrier, please do this). Not all FINTRAC examiners will provide guidance at this stage, but it doesn’t hurt to ask.

After the Exit Interview

After the examination and exit interview, generally within 30 days, you will receive a formal letter that details FINTRAC’s findings. The letter will state either of these possibilities:

  • No further compliance or enforcement action;
  • Possible follow-up compliance action; or
  • A recommendation for an enforcement action, such as an administrative monetary penalty (AMP).

In the case that there is an AMP imposed, we recommend taking action as soon as possible. In most cases, FINTRAC does not require real estate brokers and sales representatives to submit an action plan.

We’re Here To Help

If you need assistance preparing for a FINTRAC exam or have any compliance questions in general, please contact us.

 

 

[1] https://www.fintrac-canafe.gc.ca/publications/ar/2020/1-eng

[2] FINTRAC considers the date on which you are advised of an examination, which is typically done by phone, to be the start of the compliance examination process.

[3] https://www.fintrac-canafe.gc.ca/covid19/covid-2020-07-27-eng

[4] Effective June 1, 2021 a business relationship will be defined as either entering into an ongoing service agreement with a customer and/or your customer has performed one or more transactions that require identification.

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