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Understanding How MPAC Assesses Property Value Changes Due to Construction and Renovations

By Oseye Cohen, A.I.M.A

In Ontario, the Municipal Property Assessment Corporation (MPAC) plays a pivotal role in determining the value of properties. Their role goes beyond regular assessment updates and includes evaluating the impact of property alterations such as construction, renovations, and additions. Here's a brief overview of how MPAC operates in this capacity:

Assessment for Changes: MPAC evaluates properties outside of its standard Assessment Update years. This is essential as properties continuously evolve through new constructions, renovations, demolitions, and other changes. When changes are made to a property, such as additions or renovations, MPAC notifies the property owner with a Property Assessment Notice. This assesses the modified structure for the first time.

Maintaining Property Database: MPAC also responds to property owner inquiries to ensure the accuracy of Ontario's property database. This involves evaluating new constructions, additions, and renovations, contributing to the comprehensive property assessment system.

Appeal Process: Property owners who disagree with their assessment have the right to appeal. MPAC guides them through the appeal process, providing essential information and expectations to aid them through the procedure.

Factors Affecting Property Value: MPAC's assessment of construction renovations and additions is guided by five major factors that influence a property's assessed value:

  • Location: The property's location significantly contributes to its value.

  • Lot Dimensions: The size of the lot on which the property stands is a crucial determinant.

  • Living Area: The total square footage of the living area is considered.

  • Age of Property: The age of buildings is factored in, with significant renovations altering the effective year of construction.

  • Quality of Construction: The construction's quality is evaluated as well.

Additional Value Influences: Beyond the core factors, MPAC takes into account other elements that impact property value, including primary and secondary structures, site features, and structural attributes.

Assessment Methodology: MPAC employs the Current Value Assessment (CVA) methodology, widely used in assessment jurisdictions across North America. This method involves analyzing comparable property sales in the area to determine the assessed value.

In essence, MPAC's role extends beyond regular assessments to encompass the dynamic changes brought about by construction, renovations, and additions. By factoring in key elements and employing robust assessment methodologies, MPAC ensures a fair and accurate representation of property values that align with the evolving real estate landscape. If property owners have concerns about their assessment, MPAC offers a transparent appeals process, fostering trust and accountability in the assessment system.

Contact us today to learn more about our services and how we can help you navigate the Property Tax Appeal Process. Request a free consultation and get more information by visiting:

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