Property taxes are the single largest operating cost for most commercial properties. It is important that property assessments be professionally reviewed for accuracy. With 30+ years of experience and expertise, we have the credibility and reputation to get the job done right. The evidence is in the results:

90%+ success rate on appeals

We make it our business to ensure you’re paying the right amount of taxes. Our service ensures you are involved every step of the way, to better understand the process and result. A review will provide an explanation of how the assessed value was calculated, analyze comparable property assessments, and provide a conclusion as to the validity of the assessment.

With our professionally conducted reviews, we can identify errors in the calculation of property assessments and provide credible and reputable case preparation and presentation at all stages of the assessment appeal process, including negotiations and court appearances. Careful scrutiny and presentation can often result in a reduction in property taxes.

We are here to help.

Assessed value for most commercial property in Saskatchewan is determined using a market valuation standard, as detailed in the following quote from The Cities Act. Assessed value is to be determined using mass appraisal techniques but is otherwise intended to be reflective of market value as of the applicable base date.

“163…

(f.1) “market valuation standard” means the standard achieved when the assessed value of the property:

(i) is prepared using mass appraisal;

(ii) is an estimate of the market value of the estate in fee simple in the property;

(iii) reflects typical market conditions for similar properties; and

(iv) meets quality assurance standards established by order of the agency”

(f.2) “market value” means the amount that a property should be expected to realize if the estate in fee simple in the property is sold in a competitive and open market by a willing seller to a willing buyer, each acting prudently and knowledgeably, and assuming that the amount is not affected by undue stimuli;

(f.3) “mass appraisal” means the process of preparing assessments for a group of properties as of the base date using standard appraisal methods, employing common data, and allowing for statistical testing;”

…165

(1) An assessment shall be prepared for each property in the city using only mass appraisal.

(2) All property is to be assessed as of the applicable base date.

(3) The dominant and controlling factor in the assessment of property is equity.

(3.1) Each assessment must reflect the facts, conditions and circumstances affecting the property as at January 1 of each year as if those facts, conditions and circumstances existed on the applicable base date.”

All three of the traditional appraisal approaches are available for the assessor’s use. The three approaches are the Cost Approach, the Income Approach, and the Sales Comparison Approach.

 
Cost Approach

Regulated properties, churches, care homes, halls, theatres, etc. as well as most properties in smaller urban and rural centers. The following basic formula (with some derivations) is used to calculate fair value:

Improvement = RCN – Depreciation x MAF

Total Assessment = Land Assessment + Improvement Assessment

 
Income Approach

Most commercial and multi-residential properties in larger urban centers. The following basic formula (with some derivations) is used to calculate fair value:

Net Operating Income = Rentable Area x Market Rent – Vacancy – Expenses

Assessed Value = Net Operating Income ÷ Capitalization Rate

 
Sales Comparison Approach

Typically used for residential properties in large urban centers where the multiple regression analysis is used to estimate fair value.

A method based on the principle of substitution where an estimate of value is developed by analyzing completed sales.

The assessment review is conducted in a timely manner and its conclusions are conveyed to the client as soon as possible after the relevant information is received.

If there is an error in your assessment, the remedy is to file an appeal with the Board of Revision, which is extremely time sensitive. There is only a 60-day window to file an appeal in reassessment years, which are every four years in Saskatchewan, and a 30-day window in all other years. *

A written appeal to a Board of Revision must contain:

• Specific grounds on which it is alleged the assessment is in error;
• Material fact to support the appeal grounds;
• The requested assessment change; and
• A summary of the discussion with the assessor regarding the appeal grounds;

 
The appeal filing fee must accompany the appeal notice and be received by the Board before the deadline.

Note: Assessment notices are mailed every time a change in assessed value, ownership, etc. is made. Otherwise, notices of the assessment roll openings and appeal periods are published in the local media, on the municipality’s website, and in the Saskatchewan Gazette, but notices are not mailed to owners. In Saskatoon, Regina, and Prince Albert, the appeal period is typically in January, with most other municipalities following a few weeks later, whether you receive a notice or not.

To conduct a review of your assessment, some of all of the following information will be required:

• Assessment notice and tax notice;
• Signed contract and authorization form;
• City or SAMA RFI forms for the relevant year;
• Current rent roll; and
• Site plan and building drawings.