We specialize in providing professional residential real estate valuation services. Appraisal reports are prepared with the precision that the industry demands and cover all major property types. All of our assignments comply with the Canadian Uniform Standards of Professional Appraisal Practice. Consequently, we do not accept assignments with contingencies such as:

• The amount of the value opinion predetermined or minimum values.
• The attainment of a stipulated result.
• The occurrence of a subsequent event directly related to the appraiser’s opinions and specific to the assignment results.
• Any assignment condition that might encourage, or result in, unethical behavior on the part of the appraiser or third parties.

We follow the 2008 decision from the Office of the Privacy Commissioner (OPC) regarding the Personal Information Protection and Electronic Documents Act (PIPEDA) and their decision regarding Appraisal Reports and Subject Property Owners.

Regarding the privacy rights of the Property Owner, Client mortgagor and Broker/agent, the Property Owner has a right to receive a copy of our appraisal report and the Lender, Mortgage Broker and Appraiser have a right to have severed from the report information that is not the property owner's personal information.  Fuirther, the party that specified the appraiser and/or ordered the appraisal report (typically the broker and/or lender) and the author of the report (the appraiser and appraisal firm)  have a right to be the involved & notified in all matters concerning the issuing of the appraisal report.

We further believe and conduct ourselves for full disclosure and openess with regards to the interaction and exchange of information amongst all parties; typically consisting of Property Owner and or Trustee, Real Estate Professionals, Mortgage Broker, Lender Underwriter in the process of a property valuation.

Frequently Asked Questions and Answers

Q - What is considered as Livable Floor Area?

A - Finished livable area above grade and with a room or crawl space beneath it.  For example, finished area on slab above grade and with nothing but concrete and earth beneath it is not considered livable Floor Area;  Cathedral ceiling foyer or family room is only counted as Livable Floor Area on the one level, not the level above.

Q - How does the property Assessed Value differ from the Appraised Value?

A - Assessed value is arrived at by Municipal Property Assessment Corporation (MPAC) and is determined by a statistical model with input of information concerning your property called inventory and mls sales from Ontario Multiple Listing (MLS) Services.  The most recent Assessment date was January 1, 2008 and the Assessment Value of all property at this time is used to determine property tax share.  Appraised value will be typically for the date inspected and is conducted by a qualified Appraiser that follows a process of Resarch, Analysis and arrives at a Conclusion of Final Estimate of Value or Appraised Value for a specified date.

Q - is a Home Inspection the same as an appraisal inspection?

A - Typically they have some similarities but in their purpose and impact, they are different.  A Home Inspection is conducted to prepare a report for the interested parties to identify issues, concerns, maintenance & repairs required with the property.  A qualified home inspector will be familiar with electrical, plumbing, construction and HVAC features, will test and  make specific comments and recomendations on the function and condition of the various components of the property.  An appraisal inspection generally will be less intrusive and will make note of required repairs, age and apparent functioning of the components of the property but generally will do so to form an opinion required in comparing the subject property to other sold dwellings in the neighbourhood...ultimately to contribute to a conclusion of Subject current market value.  Terms like "dated" and "utility" will come up from an appraisal inspection where as terms of "adequate" & "inadequate" or "efficient" or "inefficient" will come up from a home inspection.

Q - is a Candidate Appraiser qualified to do an appraisal?

A - the easy answer is "yes" subject to his/her judgment to decline an assignment he/she does believe they have the competency to do.  In otherwords every profession relies on the individuals professional judgement to undertake only assignments they have the training and support to competently complete.  Candidate appraisers have had multiple courses of training, have a Mentor who may be or may not be the supervision Certified Appraiser they are Registered to work with.  Certified Appraisers can have a maximum of 4 Candidates they are registered to supervise without special permission.  With a Candidate Appraiser, the appraisal will be reviewed and signed by a certified appraiser.  Typically work is assigned appropriately as well as the judgement of Candidates and Supervisors to ensure competency in completing the assignment is considered before accepting.