Saskatchewan Municipal Board Assessment Appeals Committee
|
|
- Leo Day
- 5 years ago
- Views:
Transcription
1 Saskatchewan Municipal Board Assessment Appeals Committee Appeal: JOINT RECOMMENDATION RESPONDENT: City of Saskatoon In the matter of an appeal to the Assessment Appeals Committee, Saskatchewan Municipal Board, by: Derby Holdings Ltd. c/o Garry Coleman Altus Group Limited 226C Cardinal Crescent Saskatoon, SK S7L 6H8 respecting the assessment of: for the year 2011; Parcels , th Street East Roll Number REPRESENTING THE APPELLANT: REPRESENTING THE RESPONDENT: Garry Coleman Travis Horne, Tim Ritchie The parties to the appeal provided a signed Joint Recommendation under date of April 10, The agreed upon value is reflected at the conclusion of this decision.
2 APPEAL [Page 2] This appeal is against the decision of the Board of Revision (the Board) for the City of Saskatoon, pursuant to section 216 of The Cities Act (the Act). ISSUE: Did the Board err in its finding that the assessor had correctly determined the rent rate applied to establish the subject s adjusted net operating income? FACTS: (1) The subject property is a retail shopping mall, property type 3118, located in the Grosvenor Park geographic area. The building has 160,942.7 square feet of leasable area. It is assessed with base rental rates of $4.96, $15.65 and $ The assessed value of the property is $24,072,600. (2) The assessed value was arrived at using the income approach to value. As a commercial class of property the percentage of value equals 100% of the assessed value. (3) The grounds of appeal to the Board were: Ground 1: Facts: Ground 2: Facts: The Cap Rate is too low and in error. a) The 8% cap rate being applied is too low and does not reflect a cap rate for a large retail area. The cap rate of 8% is incorrect because the calculation is made up of sales that are not comparable to the subject property. b) The use of st Avenue South is not comparable to the subject property nor is the location comparable. This property is located in the retail core. The market is different in the market core in comparison to 8 th Street. Finally this sale does not represent a >40,000 square foot retail parcel. This was a finding of fact by the Board of Revision in c) The following sales indicate a retail cap of 9.0 on 8 th Street. The buildings located at , 2002, 2600 and 3421, 8 th Street East would indicate a CAP rate greater than 8%. The NOI is incorrect.
3 APPEAL [Page 3] a) The base rent being applied to the Westfair as an Anchor is $12.60 which is higher than the rental rate reported to the City. Similar anchors, such as London Drugs, that are acting as Anchors in other shopping malls receive a rent rate that is more comparable to their actual rent rate. b) The $12.60 rental rate being applied is not representative of a grocery store space of 52,109 square feet. The most recent rental rate for a grocery store that was negotiated (between 2004 and 2006) was for less than $7.00 per square foot. c) The assessor has not correctly applied the poor visibility, lease greater than 14,000 and end cap adjustments. The assessor applies a ratio based on PGI and NOI instead of subtracting the adjustment from the base rent. This is mathematically incorrect and results in a higher assessment value. Ground 3: Facts: Equity has not been maintained. a) Comparable properties such as Winners, Preston Crossing, Walmart and Staples receive an 8.26% cap rate. b) Comparable grocery stores such as Safeway, Walmart, Sobey s (Preston Crossing) receive a much lower base rental rate. (4) In response to a March 3, 2011, letter from the Board wherein it found that the grounds of appeal above did not meet the provisions of Section 197(6) of the Act, the appellant s agent provided the following: 1a) Which sales are not comparable and why are they not comparable? The Act states that assessments must be prepared and meet the valuation standard. This standard can only be met if the assessment reflects typical market condition for similar properties. If the assessor uses nonsimilar (non-comparable) properties, the assessor has not achieved the market value standard as proposed by the act. We feel that this is an error. The sales that are not comparable are; st Avenue North, th Street East, nd Avenue North, 7 Assiniboine Drive, nd Avenue North. They are not comparable in the following terms;
4 APPEAL [Page 4] 1) The Physical characteristics of the properties: Building size/areas; Construction style/materials; Condition of improvements; Building configuration; Site size, and; Location. 2) The supply and demand conditions in the market place. 3) Legal Restrictions: i.e. zoning 1c) How are they not comparable? This ground speaks to four sales that we believe would be comparable to the property. In contrast to ground 1a, the sales listed are comparable to the subject in terms of; 1) The Physical characteristics of the properties: Building size/areas; Construction style/materials; Condition of improvements; Building configuration; Site size, and; Location. 2) The supply and demand conditions in the market place. 3) Legal Restrictions: i.e. zoning 3a) How are they comparable? Besides the fact that the properties listed are large retail properties, they are also comparable to the subject in terms of; 1) The Physical characteristics of the properties: Building size/areas; Construction style/materials; Condition of improvements; Building configuration; Site size, and; Location. 2) The supply and demand conditions in the market place. 3) Legal Restrictions:
5 APPEAL [Page 5] i.e. zoning 3b) Which Safeway and Walmart locations are being referenced and how are they comparable? The Safeway stores located on 33 rd Street West and th Street East as well as the Walmart located at Preston Crossing are the properties being referenced. Besides the fact that the properties listed are large retail grocery store properties, they are also comparable to the subject in terms of; 1) The Physical characteristics of the properties: Building size/areas; Construction style/materials; Condition of improvements; Building configuration; Site size, and; Location. 2) The supply and demand conditions in the market place. 3) Legal Restrictions: i.e. zoning (5) The July 7, 2011 decision of the Board finds the following: DECISION: The assessment shall be recalculated using a CAP rate of 8.25%. The assessment shall be further adjusted to reflect the Recommendation for Change contained in Exhibit R.1 in the amount of -$44,500 which addresses the NOI adjustment for a single tenant with leased space greater than 14,000 sq. ft., an adjustment for poor visibility, and an adjustment for an end cap. The NOI adjustment change is from -$113,415 to -$116,974. The changes to the assessment for 2011 are as follows: Current Assessed Value Current Taxable Assessment Proposed Assessed Value Proposed Taxable Assessment Change in Assessed Value Change in Taxable Assessment Commercial 24,869,300 24,869,300 24,072,600 24,072, , ,700 The filing fee is refunded. (6) The July 29, 2011 notice of appeal to the Saskatchewan Municipal Board, Assessment Appeals Committee (the Committee) states: The 2011 Board of Revision for the City of Saskatoon erred in its decision in several respects;
6 APPEAL [Page 6] 1. The Board erred in its finding that the rental rate being applied was correct and representative of the subject property. 2. The Board erred in its finding that the rental rate was equitable with comparable properties. 3. The Board erred in its finding that equity was maintained. 4. The Board erred in its finding that the assessment met the market valuation standard as defined in the Act. (7) Under date of April 10, 2012, a Joint Recommendation was signed and filed with the Committee. The noted recommendation reflects the following: Please be advised that the property involved in the above-captioned appeal, and relevant decisions of the Saskatchewan Municipal Board, have been reviewed by staff from the Corporate Services Department, Office of the City Assessor, City of Saskatoon, and the Agent for the owners of the Subject property. As a result of the review, both parties are recommending the following changes to the Appellant s 2011 Notice of Assessment: Present Recommended Recommended Description: Assessment Assessment Decrease 2011 Assessment 24,072,600 21,866,900 2,205,700 Comments and Reason for Recommendation: Recommendation incorporates SMB decisions AAC and Effective Date, this 5 day of April, Please be advised that I, the Respondent in the within proceedings, have read the recommended changes to my 2011 Assessment including the reasons and comments with respect thereto on the above and, after careful reflection on the matter, I hereby recommend to the Saskatchewan Municipal Board that the changes to my 2011 Assessment, which has been recommended by the Appellant, be accepted by the Saskatchewan Municipal Board in resolution of the appeal in the abovecaptioned matter. This document is not binding or valid unless dated, signed and returned within five business days of the Effective Date as noted. Dated this 10 day of April, Name: Garry Coleman Travis Horne Signature of Respondent Address: Altus Group _
7 APPEAL [Page 7] Tim Ritchie Signature of Assessment Appraiser
8 APPEAL [Page 8] LEGISLATION: The Cities Act: 163 In this Part: (f.1) market valuation standard means the standard achieved when the assessed value of 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; 164.1(2) Non-regulated property assessments shall be determined according to the market valuation standard. 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. (4) Equity in regulated property assessments is achieved by applying the regulated property assessment valuation standard uniformly and fairly. (5) Equity in non-regulated property assessments is achieved by applying the market valuation standard so that the assessments bear a fair and just proportion to the market value of similar properties as of the applicable base date. 216 Subject to subsection 196(5), any party to an appeal before a board of revision has a right of appeal to the appeal board: (a) respecting a decision of a board of revision; and
9 APPEAL [Page 9] (b) against the omission, neglect or refusal of a board of revision to hear or decide an appeal. CONCLUSIONS AND REASONS: The Committee received a copy of the signed Joint Recommendation on April 10, 2012 pertaining to the subject property. It was signed by Travis Horne and Tim Ritchie on behalf of the City of Saskatoon and by Garry Coleman on behalf of the appellant. The recommendation is attached hereto and forms part of the decision. The recommendation indicates that the assessed value of the property is to be $21,866,900 (a reduction of $2,205,700) for the year DECISION: The Committee concurs with the attached recommendation. For the year 2011, the assessed value of the subject property is to be $21,866,900. The filing fee will be returned. DATED AT REGINA, Saskatchewan this 25 th day of April, SASKATCHEWAN MUNICIPAL BOARD Assessment Appeals Committee - original signed by - Per: David Wilkin, Chairman - original signed by - Per: Cynthia J. Schwindt, Secretary
Saskatchewan Municipal Board Assessment Appeals Committee
Saskatchewan Municipal Board Appeals Committee Appeal: 2011-0061 JOINT RECOMMENDATION RESPONDENT: City of Saskatoon In the matter of an appeal to the Appeals Committee, Saskatchewan Municipal Board, by:
More informationSaskatchewan Municipal Board Assessment Appeals Committee
Saskatchewan Municipal Board Assessment Appeals Committee Appeal: 2009-0089 RESPONDENT: City of Prince Albert In the matter of an appeal to the Assessment Appeals Committee, Saskatchewan Municipal Board,
More informationSaskatchewan Municipal Board Assessment Appeals Committee
Saskatchewan Municipal Board Assessment Appeals Committee Appeal: 2009-0039 RESPONDENT: Town of Hudson Bay In the matter of an appeal to the Assessment Appeals Committee, Saskatchewan Municipal Board,
More informationAssessment Appeals Committee
Assessment Appeals Committee DETERMINATION OF AN APPEAL UNDER Section 16 of The Municipal Board Act and Section 216 of The Cities Act Appeal Number: AAC 2016-0034 Date and Location: February 16, 2017 Saskatoon,
More informationAssessment Appeals Committee
Assessment Appeals Committee DETERMINATION OF APPEALS UNDER Section 16 of The Municipal Board Act and Section 246 of The Municipalities Act Appeal Numbers: AAC 2016-0129 (Lead), 2016-0127, 2016-0128, 2016-0130,
More informationSaskatchewan Municipal Board Assessment Appeals Committee
Saskatchewan Municipal Board Assessment Appeals Committee RESPONDENT: Rural Municipality of Prince Albert No. 461 Appeal: 0310/2005 In the matter of an appeal to the Assessment Appeals Committee, Saskatchewan
More informationSAMA Presentation February 7-15, 2013 RMAA and UMAAS Sponsored Workshop Series
SAMA Presentation February 7-15, 2013 RMAA and UMAAS Sponsored Workshop Series Presentation Overview SAMA Who we are and what we do Summary of assessment legislation and policy Valuation publications Valuation
More informationSaskatchewan Municipal Board Assessment Appeals Committee
Saskatchewan Municipal Board Assessment Appeals Committee RESPONDENT: Rural Municipality of McKillop No. 220 Appeal: 2007-0149 In the matter of an appeal to the Assessment Appeals Committee, Saskatchewan
More informationAssessment Appeals Committee
Assessment Appeals Committee DETERMINATION OF AN APPEAL UNDER Section 16 of The Municipal Board Act and Section 246 of The Municipalities Act Appeal Number: AAC 2015-0156 Date and Location: April 6, 2016
More informationOffice Building. Market Value Assessment in Saskatchewan Handbook. Office Building Valuation Guide
Market Value Assessment in Saskatchewan Handbook Office Building Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
.. Psg,e 1 of9 CARB 1812/2011-P CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter
More informationCentral Alberta Regional Assessment Review Board
Central Alberta Regional Assessment Review Board Decision# CARB 0263-513/2012 Roll 678015006 CENTRAL ALBERTA REGIONAL ASSESSMENT REVEIW BOARD DECISION HEARING DATE: OCTOBER 17, 2012 PRESIDING OFFICER:
More informationAssessment Appeals Committee
Assessment Appeals Committee DETERMINATION OF AN APPEAL UNDER Section 16 of The Municipal Board Act and Section 246 of The Municipalities Act Appeal Number: AAC 2015-0115 Date and Location: February 23,
More informationMulti-Family Methodology Analysis
Multi-Family Methodology 2018 Analysis Assessment Department February, 2018 2018 Multi-Family Assessment Methodology Property assessments in the City of Medicine Hat reflect the fee simple market value
More informationA Avenue Assessment and Taxation Branch
NOTICE OF DECISION NO. 0098 552/11 ALTUS GROUP The City of Edmonton 17327 106A Avenue Assessment and Taxation Branch EDMONTON, AB T5S 1M7 600 Chancery Hall 3 Sir Winston Churchill Square Edmonton AB T5J
More informationASSESSMENT REVIEW BOARD
ASSESSMENT REVIEW BOARD MAIN FLOOR CITY HALL 1 SIR WINSTON CHURCHILL SQUARE EDMONTON AB T5J 2R7 (780) 496-5026 FAX (780) 496-8199 NOTICE OF DECISION 0098 249/10 Altus Group Ltd. The City of Edmonton 17327
More informationASSESSMENT REVIEW BOARD
ASSESSMENT REVIEW BOARD MAIN FLOOR CITY HALL 1 SIR WINSTON CHURCHILL SQUARE EDMONTON AB T5J 2R7 (780) 496-5026 FAX (780) 496-8199 NOTICE OF DECISION 0098 248/10 Altus Group Ltd. The City of Edmonton 17327
More informationSAMA Presenters: Steve Suchan Todd Treslan February 1, 2015
SAMA Presenters: Steve Suchan Todd Treslan February 1, 2015 Presentation Overview Part 1 - Steve SAMA Who we are and what we do Assessment legislation and principles Valuation standards (Regulated, non-regulated)
More informationASSESSMENT AND TAXATION
ABSTRACT A brief synopsis of the assessment, appeal and taxation process as implemented by the Code of Iowa and Administrative Rules. ASSESSMENT AND TAXATION Iowa State Association of Assessors General
More informationMETHODOLOGY GUIDE VALUING OFFICE BUILDINGS IN ONTARIO. Valuation Date: January 1, 2016
METHODOLOGY GUIDE VALUING OFFICE BUILDINGS IN ONTARIO Valuation Date: January 1, 2016 AUGUST 2016 August 22, 2016 The Municipal Property Assessment Corporation (MPAC) is responsible for accurately assessing
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
Paae 1 of 5 ARB 075312010-P CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the Property assessment as provided by the Municipal Government Act, Chapter M-26,
More informationCalgary Assessment Review Board
Page 1 of6 Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised
More informationA GUIDE TO THE PROPERTY VALUATION APPEAL PROCESS - EQUALIZATION APPEALS*
A GUIDE TO THE PROPERTY VALUATION APPEAL PROCESS - EQUALIZATION APPEALS* LAND AND BUILIDNGS USED FOR RESIDENTIAL AND COMMERICAL PURPOSES (*IN COUNTIES WITHOUT HEARING OFFICER/PANELS) (Rev. 08/2016) Kansas
More informationCalgary Assessment Review Board
Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised Statutes
More informationGENERAL ASSESSMENT DEFINITIONS
21st Century Appraisals, Inc. GENERAL ASSESSMENT DEFINITIONS Ad Valorem tax. A tax levied in proportion to the value of the thing(s) being taxed. Exclusive of exemptions, use-value assessment laws, and
More informationCalgary Assessment Review Board,
Calgary Assessment Review Board, DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised Statutes
More informationUNDERSTANDING YOUR ASSESSMENT
UNDERSTANDING YOUR ASSESSMENT An informational booklet explaining property assessments and procedures. Provided by the Town of York Assessor s Office This booklet will attempt to explain the Assessment
More informationCalgary Assessment Review Board
Page 1 ofb CARB 75627 P~2014 Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the 2014 property assessment as provided by the Municipal Government Act, Chapter
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
',, : :.., ''' '-. ~ ~ ' CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26,
More informationASSESSORS ANSWER FREQUENTLY ASKED QUESTIONS ABOUT REAL PROPERTY Assessors Office, 37 Main Street
A. THE ASSESSMENT PROCESS: ASSESSORS ANSWER FREQUENTLY ASKED QUESTIONS ABOUT REAL PROPERTY Assessors Office, 37 Main Street What is mass appraisal? Assessors must value all real and personal property in
More informationASSESSMENT REVIEW BOARD. #2445, STREET Assessment and Taxation Branch
ASSESSMENT REVIEW BOARD Churchill Building 10019 103 Avenue Edmonton AB T5J 0G9 Phone: (780) 496-5026 NOTICE OF DECISION NO. 0098 311/11 R. IAN BARRIGAN, VAN M HOLDINGS LTD. The City of Edmonton & R.I.B.
More informationEquity from the Assessor s Perspective
Institute of Municipal Assessors 55th Annual Conference Equity from the Assessor s Perspective Andy Anstett Legislation & Policy Support Services MPAC June 7th, 2011 Key Aspects of Equity Test Defining
More informationCalgary Assessment Review Board
Page 1 of6. CARB 75527P-2014 Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26,
More informationThe Urban Municipality Assessment and Taxation Regulations
1 The Urban Municipality Assessment and Taxation Regulations Repealed by Chapter M-36.1 Reg 1 (effective January 1, 2006). Formerly Chapter U-11 Reg 14 (sections 1 and 2 effective October 9, 1996; sections
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: CVG v The City of Edmonton, 2013 ECARB 01878 Assessment Roll Number: 10002533 Municipal Address: 10904 102 A venue NW Assessment Year: 2013 Assessment
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: CVG v The City of Edmonton, 2013 ECARB 01877 Assessment Roll Number: 9942678 Municipal Address: 10020 103 A venue NW Assessment Year: 2013 Assessment
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised Statutes
More informationEDMONTON Assessment Review Board
EDMONTON Assessment Review Board 10019 103 Avenue, Edmonton, AB T5J 0G9 Ph: 780-496-5026 Email: assessmentreviewboard@edmonton.ca NOTICE OF DECISION NO.0098 212/12 Canadian Valuation Group The City of
More informationOffice of Legislative Services Background Report The Assessment of Real Property: Answers to Frequently Asked Questions
Office of Legislative Services Background Report The Assessment of Real Property: Answers to Frequently Asked Questions OLS Background Report No. 120 Prepared By: Local Government Date Prepared: New Jersey
More informationWhat is a Small Claims Assessment Review (SCAR)?
Small Claims and Assessment Review What is a Small Claims Assessment Review (SCAR)? The Small Claims Assessment Review is a procedure that provides property owners with an opportunity to challenge the
More informationASSESSMENT REVIEW BOARD. The City of Edmonton JASPER AVENUE Assessment and Taxation Branch
ASSESSMENT REVIEW BOARD Churchill Building 10019 103 Avenue Edmonton AB T5J 0G9 Phone: (780) 496-5026 NOTICE OF DECISION NO. 0098 101/11 CVG The City of Edmonton 1200-10665 JASPER AVENUE Assessment and
More informationAssembly Bill No. 489 Committee on Growth and Infrastructure CHAPTER...
Assembly Bill No. 489 Committee on Growth and Infrastructure CHAPTER... AN ACT relating to the taxation of property; providing for the partial abatement of the ad valorem taxes imposed on property; directing
More information2017 Reappraisal Preliminary Report. February 6, 2017
2017 Reappraisal Preliminary Report February 6, 2017 Reappraisal is required at least every 8 years per NCGS105-286 Last reappraisal was conducted for 2011 Reappraisal includes both land and improvements.
More informationCalgary Assessment Review Board
Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised Statutes
More informationFor the Property Owner who wants to know!
For the Property Owner who wants to know! Answers to frequently asked questions concerning PROPERTY ASSESSMENTS and PROCEDURES. Provided by the Town of York Assessor s Office This booklet will attempt
More informationCalgary Assessment Review Board DECISION WITH REASONS
Page 1 of6 Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: Frost & Associates Realty Services Inc. v The City of Edmonton, 2013 ECARB 01184 Assessment Roll Number: 1112952 Municipal Address: 12815 170 Street
More informationMETHODOLOGY GUIDE VALUING MOTELS IN ONTARIO. Valuation Date: January 1, 2016
METHODOLOGY GUIDE VALUING MOTELS IN ONTARIO Valuation Date: January 1, 2016 AUGUST 2016 August 22, 2016 The Municipal Property Assessment Corporation (MPAC) is responsible for accurately assessing and
More informationPAYMENT UNDER PROTEST APPEAL GUIDE
PAYMENT UNDER PROTEST APPEAL GUIDE In Kansas you have two opportunities to appeal the value of your property. If you appeal at the time of paying taxes, it is called a Payment Under Protest. This guide
More informationHotel / Motel. Market Value Assessment in Saskatchewan Handbook. Hotel / Motel Valuation Guide
Market Value Assessment in Saskatchewan Handbook Hotel / Motel Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
Page 1 of6 CARB 17 43/2011-P CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act. Chapter M-26,
More informationIntroduction. Market Value Assessment in Saskatchewan Handbook. Introduction
Market Value Assessment in Saskatchewan Handbook Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass Appraisal for
More informationStrip Commercial. Market Value Assessment in Saskatchewan Handbook. Strip Commercial Properties Valuation Guide
Market Value Assessment in Saskatchewan Handbook Strip Commercial Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and
More informationThe Bonus Zoning policy will be applied in conjunction with the Implementation policies contained within the Official Plan.
Policy Title: Bonus Zoning Policy Number: 07-03-01 Section: Community Development Subsection: Planning Tools Effective Date: September 26, 2012 Last Review Date: Approved by: Council Owner Division/Contact:
More informationDIRECTIVE # This Directive Supersedes Directive # and #92-003
Division Of Property Valuation Docking State Office Building 915 SW Harrison St., Room 400N Topeka, KS 66612-1588 Nick Jordan, Secretary David N. Harper, Director phone: 785-296-2365 fax: 785-296-2320
More informationEDMONTON Assessment Review Board
EDMONTON Assessment Review Board 10019 103 Avenue, Edmonton, AB T5J 0G9 Ph: 780-496-5026 Email: assessmentreviewboard@edmonton.ca NOTICE OF DECISION NO. 0098 150/12 COLLIERS INTERNATIONAL REALTY The City
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: CVG v The City of Edmonton, 2013 ECARB 01935 Assessment Roll Number: 10005229 Municipal Address: 1033 Hooke Road NW Assessment Year: 2013 Assessment
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: Altus Group v The City of Edmonton, ECARB 2012-000924 Assessment Roll Number: 7136807 Municipal Address: 10706 81 AVENUE NW Assessment Year: 2012 Assessment
More informationLONDON LIFE INSURANCE CO. ASSESSOR OF AREA 9 -- VANCOUVER. Supreme Court of British Columbia (A872713) Vancouver Registry
The following version is for informational purposes only, for the official version see: http://www.courts.gov.bc.ca/ for Stated Cases see also: http://www.assessmentappeal.bc.ca/ for PAAB Decisions SC
More informationCentral Alberta Regional Assessment Review Board
Central Alberta Regional Assessment Review Board REGIONAL ASSESSMENT REVIEW BOARD DECISION HEARING DATE: October 17, 2013 PRESIDING OFFICER: A. KNIGHT BOARD MEMBER: V. KEELER BOARD MEMBER: R. SCHNELL BETWEEN:
More informationCITY OF OWATONNA ASSESSMENT REPORT. Steele County Assessor s Department. William G. Effertz, SAMA Steele County Assessor
2017 CITY OF OWATONNA ASSESSMENT REPORT Steele County Assessor s Department William G. Effertz, SAMA Steele County Assessor Tyler Diersen, AMA, Assistant County Assessor April 11, 2017 2017 Assessment
More informationBoard of Appeal and Equalization Handbook
Board of Appeal and Equalization Handbook This handbook was created to satisfy the training requirements of Minnesota Statutes, sections 274.014 and 274.135 Updated January 2018 Table of Contents Introduction...
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: 471500 Alberta Ltd v The City of Edmonton, 2014 EC ARB 00217 Between: Assessment Roll Number: 10232134 Municipal Address: 1235 70 AVENUE NW Assessment
More informationQUESTIONS? CALL THE ASSESSOR S OFFICE
2018 GRIEVANCE PACKET PLEASE NOTE: The Assessor s Office will make five (5) copies of the RP 524 complaint form and suppor ng documenta on for the Board of Assessment Review members if received on or before
More informationFILING INSTRUCTIONS. A.) Read & complete PTAX-230 Form. B.) Read attached guidelines for detailed instructions. C.) To prove value, you may:
FILING INSTRUCTIONS A.) Read & complete PTAX-230 Form B.) Read attached guidelines for detailed instructions. C.) To prove value, you may: 1) submit an appraisal 2) submit equitable comparable properties
More informationASSESSMENT METHODOLOGY
2018 ASSESSMENT METHODOLOGY MULTI-RESIDENTIAL MANUFACTURED HOME PARK A summary of the methods used by the City of Edmonton in determining the value of multi-residential manufactured home park land properties
More informationYork County 2015 Reassessment Program. York County Assessor s Office 18 W. Liberty St York SC fax
York County 2015 Reassessment Program York County Assessor s Office 18 W. Liberty St York SC 29745 803-684-8526 803-628-3936 fax Re-Assessment The Reassessment Program Act 208: Act 208, as passed by the
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26, Section 460, Revised Statutes
More informationSpecial Plainview City Council Meeting Board of Appeals and Equalization Meeting AGENDA Tuesday, April 16, 2019, at 6:00 P.M.
Special Plainview City Council Meeting Board of Appeals and Equalization Meeting AGENDA Tuesday, April 16, 2019, at 6:00 P.M. Special meetings are meetings held at a time or place that is different from
More informationCOMPLAINT ON REAL PROPERTY ASSESSMENT FOR 20. BEFORE THE BOARD OF ASSESSMENT REVIEW FOR (city, town village or county) PART ONE: GENERAL INFORMATION
NEW YORK STATE DEPARTMENT OF TAXATION & FINANCE OFFICE OF REAL PROPERTY TAX SERVICES RP-524 (3/09) COMPLAINT ON REAL PROPERTY ASSESSMENT FOR 20 BEFORE THE BOARD OF ASSESSMENT REVIEW FOR (city, town village
More informationMarket Value Assessment and Administration
Market Value and Administration This technical document is part of a series of draft discussion papers created by Municipal Affairs staff and stakeholders to prepare for the Municipal Government Act Review.
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
Page 1 of11 ' CARS 2247}2011-P CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter
More informationCOMAL APPRAISAL DISTRICT ANNUAL APPRAISAL REPORT
COMAL APPRAISAL DISTRICT 2016 ANNUAL APPRAISAL REPORT TABLE OF CONTENTS Introduction..2 Mission Statement... 2 Purpose of Report...2 Entities Served..2 Legislative Changes.3 Property Types.3 Appraisal
More informationWALLER COUNTY APPRAISAL DISTRICT MASS APPRAISAL REPORT APPRAISAL YEAR 2018
WALLER COUNTY APPRAISAL DISTRICT MASS APPRAISAL REPORT APPRAISAL YEAR 2018 ADDENDUM TO WCAD REAPPRAISAL PLAN FOR 2017 AND 2018 WALLER COUNTY APPRAISAL DISTRICT Uniform Standards of Professional Appraisal
More informationCOMAL APPRAISAL DISTRICT ANNUAL APPRAISAL REPORT
COMAL APPRAISAL DISTRICT 2017 ANNUAL APPRAISAL REPORT TABLE OF CONTENTS Introduction..2 Mission Statement... 2 Purpose of Report...2 Entities Served..2 Legislative Changes.3 Property Types.3 Appraisal
More informationAssessment Department ANNUAL REPORT
Assessment Department ANNUAL REPORT To The Jamestown City Board of Equalization April 10, 2012 City Board of Equalization Statute 57-11-03. Duties of board Limitation on increase Notice. At its meeting,
More informationShopping Centre. Market Value Assessment in Saskatchewan Handbook. Shopping Centre Valuation Guide
Market Value Assessment in Saskatchewan Handbook Shopping Centre Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass
More informationINSTITUTE FOR PROFESSIONALS IN TAXATION REAL PROPERTY TAX SCHOOL REVIEW AND INTRODUCTION
INSTITUTE FOR PROFESSIONALS IN TAXATION REAL PROPERTY TAX SCHOOL REVIEW AND INTRODUCTION This section is an overview of the major topics covered by IPT s Property Tax School which are directly relevant
More informationI R V. where I = Annual Net Income, R= Capitalization Rate and V= Value
Income Approach to Valuation Capitalization (Cap Rates) the short version! Capitalization is the process of converting net income into a meaningful value that correlates net income to the value of the
More informationProperty assessment in a changing economic landscape
Property assessment in a changing economic landscape Carla Y. Nell Vice President, Municipal and Stakeholder Relations ROMA Annual Conference January 22, 2018 Topics of Discussion Ontario s Assessment
More informationCALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS
Paue 1 of 5 CARB 21 611201 0-P CALGARY ASSESSMENT REVIEW BOARD DECISION WITH REASONS In the matter of the complaint against the Property assessment as provided by the Municipal Government Act, Chapter
More informationChapter 13. The Market Approach to Value
Chapter 13 The Market Approach to Value 11/22/2005 FIN4777 - Special Topics in Real Estate - Professor Rui Yao 1 Introduction Definition: An approach to estimating market value of a subject property by
More informationAssessment Appeals Committee
Assessment Appeals Committee DETERMINATION OF AN APPEAL UNDER Section 16 of The Municipal Board Act and Section 246 of The Municipalities Act Appeal Number: AAC 2013-0326 Date and Location: February 10,
More informationIMPORTANT ANNOUNCEMENT: Our website is changing! Please click here for details.
IMPORTANT ANNOUNCEMENT: Our website is changing! Please click here for details. Home Search Downloads Exemptions Agriculture Maps Tangible Links Contact Home Frequently Asked Questions (FAQ) Frequently
More informationBefore the Minnesota Public Utilities Commission State of Minnesota. Docket No. E002/GR Exhibit (LMC-1) Property Taxes
Direct Testimony and Schedules Leanna M. Chapman Before the Minnesota Public Utilities Commission State of Minnesota In the Matter of the Application of Northern States Power Company for Authority to Increase
More informationRevaluation process ongoing in Norwalk
Revaluation process ongoing in Norwalk Property owners will have the opportunity to appeal assessment beginning December 5 (Norwalk, Conn.) The City of Norwalk is in the final phase of its revaluation
More informationNew Models for Property Data Verification and Valuation
New Models for Property Data Verification and Valuation for 2006 IAAO Councils and Sections Joint Seminar May 9-11, 2006 Charleston, South Carolina Presented by George Donatello, CMS Principal Consultant
More informationWhat To Do If You Disagree With Your Assessment
What To Do If You Disagree With Your Assessment STATE OF NEW YORK David A. Paterson, Governor Lee Kyriacou, Executive Director New York State Office of Real Property Services 16 Sheridan Avenue Albany,
More informationDISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FOURTH DISTRICT
DISTRICT COURT OF APPEAL OF THE STATE OF FLORIDA FOURTH DISTRICT GARY R. NIKOLITS, as Property Appraiser for Palm Beach County, Appellant, v. FRANKLIN L. HANEY, EMELINE W. HANEY and ANNE M. GANNON, as
More informationCOMPOSITE ASSESSMENT REVIEW BOARD NOTICE OF DECISION CARB /2013
F~ STRATHCONA :II COUNTY July 19, 2013 COMPOSITE NOTICE OF DECISION CARB 0302-03/2013 Altus Group Ltd. Suite 780, 10180-101 Street Edmonton, AB T5J 3S4 Strathcona County Assessment and Taxation 2001 Sherwood
More informationMAAO Sales Ratio Committee 2013 Fall Conference Seminar
MAAO Sales Ratio Committee 2013 Fall Conference Seminar Presented By: Al Whitcomb Dakota County (Retired) John Keefe Chisago County Assessor Brent Reid City of Coon Rapids Michael Thompson Scott County
More information2015 Schedules of Values, Standards, and Rules. Melia Miller, Iredell County Tax Assessor
2015 Schedules of Values, Standards, and Rules Melia Miller, Iredell County Tax Assessor 2015 Reappraisal G.S. 105-286 requires general revaluation of real property at least every eight years G.S 105-286(a)(3)
More informationReal Estate Assessments and Taxes - Understanding the Process
Real Estate Assessments and Taxes - Understanding the Process The three basic issues in understanding your real estate assessments and taxes: Assessing and the Fair Market Value of Your Home or Business
More informationVan Zandt County Appraisal District 2015 Annual Report
Van Zandt County Appraisal District 2015 Annual Report Introduction The Van Zandt County Appraisal District is a political subdivision of the state. The Constitution of the State of Texas, the Texas Property
More informationHow to Contest Your Assessment
How to Contest Your Assessment STATE OF NEW YORK Eliot Spitzer, Governor Donald C. DeWitt, Executive Director New York State Office of Real Property Services 16 Sheridan Avenue Albany, New York 12210-2714
More informationSECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (7872 Edinger)
SECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS (7872 Edinger) This SECOND AMENDMENT TO PURCHASE AGREEMENT AND JOINT ESCROW INSTRUCTIONS ("Second Amendment") is dated as of,
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: Colliers International Realty Advisors Inc v The City of Edmonton, 2014 ECARB 00508 Between: Assessment Roll Number: 10035737 Municipal Address: 12803
More informationPROPERTY REASSESSMENT AND TAXATION. State Tax Commission Jefferson City, Missouri
PROPERTY REASSESSMENT AND TAXATION State Tax Commission Jefferson City, Missouri Revised January, 2017 INTRODUCTION Some aspects of the property tax system are confusing to many taxpayers. It is important
More informationCalgary Assessment Review Board
' ' ', "-"'-'-~ > Page1of7 Calgary Assessment Review Board DECISION WITH REASONS In the matter of the complaint against the property assessment as provided by the Municipal Government Act, Chapter M-26,
More information