L’évaluation foncière étant l’un des principaux mandats dévolus à la MRC.
La MRCVG compte près de 25 000 dossiers à évaluer et tenir à jour dans ses bases de données. Chaque dossier est représenté sur un support cartographique appelé matrices graphiques et possède une fiche décrivant les particularités de l'immeuble, incluant toutes les constructions et chacun des bâtiments connexes. Tout cela se traduit en millions de champs d’informations qui doivent être constamment tenus à jour.
Pour chaque transaction notariée, le personnel du service d'évaluation doit effectuer une mise à jour du dossier d’évaluation. C’est le cas aussi pour chaque permis de construction ou rénovation émis par votre municipalité. On estime à 4000 le nombre de transactions de mises à jour et à 2000 le nombre de permis émis annuellement.
Chaque fois qu’il y a une transaction ou un changement de valeur dans un dossier, un avis écrit est envoyé sous forme de certificat d'évaluation foncière au propriétaire concerné. Cet avis écrit est aussi posté à la municipalité locale et aux commissions scolaires afin de maintenir toutes les copies des rôles d'évaluation à jour simultanément.
To better understand the assessment roll
Although the MRC is responsible for establishing property assessment, it is important to remember that it is the municipalities that are responsible for taxation. Following the filing of roles, it is up to each municipality to plan its fiscal year and determine its rate of taxation based on its financial need.
Assessment and Evaluation Are synonymous
The assessment roll:
o Is the inventory of all properties located on the territory of each local municipality.
o Indicates the actual value of the properties in the different neighborhood units, on a certain date.
o Reflects real estate market conditions. That is, increasing market demands increase property values.
In the world of property assessment, the concepts of price and value are different. Because one must fairly distribute the tax burden among all taxpayers in a municipality, it uses the concept of real value.
The real value of a unit is its exchange value in a free market and is open to competition. It is the most likely price to be paid in a private sales agreement under the following conditions :
1. The seller and buyer wish to sell and buy the evaluation unit, but are not required to do so; and;
2. The seller and buyer are informed about the status of the evaluation unit, the potential use of the said property and the conditions of the actual real estate market.
Moreover, the most probable price of an assessment unit not susceptible of a mutual consent sale, is established by considering the price the owner would be justified in paying and would ask for if he was, at some point the buyer or the seller
For example, for the 2016-2017-2018 three-year roll, the value is representative of the real estate market conditions, on July 1, 2014.
TAKE NOTICE that the market conditions in your neighborhood may influence the evaluation of your building. The inspection of all real estate transactions is performed to make adjustments and to determine the market trend. When several properties in one area are selling for above assessment value one assumes that this market condition applies to all buildings in the same neighborhood unit, even if no improvements were made to the building or the land.
Why two seemingly similar buildings have different assessments?
APPEARANCES ARE DECEPTIVE
Your property and your neighbors might look the same but different factors such as quality and complexity of construction, a finished basement, building age, garage, outdoor living area, annexes (galleries , balconies, etc.), and lot size or the topography can influence t evaluation results. Two seemingly identical houses may have been assigned different property values if they are located in different areas of the municipality, or if they are subjected to different market forces.
A technician-inspector whose main task is to record the physical changes, assists the assessor during the property inspections.
The technician-inspector notes all changes that can contribute to establish the real value of the property. It requires meticulous work such as drawing a sketch of the building, specify the materials used for the interior and exterior finishes, and taking photographs and notes outlining the physical characteristics of the site itself.
Examples of characteristics that may affect the value :
o The size of the building
o The interior finishes: ceilings, walls and floors
o The number of bathrooms, quality of the kitchen cabinets
o The basement (finished or not)
o The other buildings such as sheds, garages
o Outdoor enhancements like a pool, a paved entrance, a heating system
o The particularities of the sector
For industrial, commercial or residential building, the technician-inspector also collects information relating to income and expenses that are specific to the building.
Evaluation methods for determining the value
- The cost approach is to estimate the value of a property by establishing its depreciated construction cost
- The comparison method is to analyze the sales of buildings with similar characteristics
- The revenue approach is used in the case of income generating properties, mainly apartment buildings and various types of non-residential buildings
Reasons Justifying a Visit
Several reasons can justify the inspection of a property :
- Work has been carried out: All work, except for regular maintenance, require a permit issued by the municipality
- The property was sold: the evaluator should ensure that the description of the building appearing on file corresponds to its condition, at the time of sale
- The Loi sur la fiscalité municipale (LFM), (Act respecting municipal taxation of Quebec) requires the assessment service to ensure, at least once every nine years, the accuracy of the data in its possession (Art. 36.1 of the L.F.M.)
That is why free access to your property is important: the technician- inspector must visit it, exam it and ask you a few questions to complete your file. When he arrives at your door, he will present his identity card (ID).
If you are absent during the visit, a card inviting you to contact him will be left at your residence.
The Consequences of the Visit
Consequences of the visit depend on the situation observed.
- If there is no change in ownership since the last inspection: the visit will have no effect.
- Minor changes to the property were carried out: it has no effect on the current assessment role. However, on the next three-year role, the information collected by the technician-inspector will be taken into consideration by the assessor, in determining the new value of the building.
- Significant changes to the property were made: a "Notice of Change" is then sent to the owner to inform the owner of the new value and the effective date of this change. An invoice will then be sent to the owner via the tax service of the local municipality.
The assessment roll is filed for three years, hence the name triennial role. The values entered reflect the real estate market conditions from July 1 of the year preceding the filing of the roll. Therefore, the values entered on the 2016-2017-2018 assessment rolls reflect the market value on July 1, 2014. Note that, the evaluator who signs an assessment role must be a member of l’Ordre des évaluateurs agréés du Quebec (OEAQ), (Order of Chartered Appraisers of Quebec).