Property Assessment

The Assessment Act provides for a four-year assessment update cycle. The current cycle began in 2017 and is continuing through 2020, with property assessment values based on a January 1, 2016 valuation date (i.e., the full CVA of a property will reflect an estimated market value as at January 1, 2016).

The next assessment update was scheduled to take place in 2020 for taxation years 2021-2024, and have property assessment values based on a January 1, 2019 valuation date (i.e., the full CVA of a property will reflect an estimated market value as at January 1, 2019); however this has been postponed by the Province due to the COVID-19 pandemic.  

The Assessment Cycle chart below provides the valuation dates used for each taxation year from 1998 through 2024.

In a reassessment year, or in a year you purchase a property, MPAC will mail you a Property Assessment Notice, which will advise property owners of the current assessed value of their property based on a January 1, 2016 valuation date, the previous CVA value (based on a January 1, 2012 valuation date), the annual phase-in amount, and the phased-in CVA values that will be used for taxation. The phased-in values provided on the Property Assessment Notice are based on the assumption that the property's assessment will not change going forward.

** Due to the COVID-19 Pandemic, the Province of Ontario has postponed the re-assessment process.  Taxes will continue to be based on the January 1, 2016 assessment value. 

It is important for property owners to review their Property Assessment Notice carefully. If there are errors in the notice, contact MPAC directly to have them corrected.

If a property owner disagrees with the value of the CVA, they must file a Request for Reconsideration with MPAC. Visit Assessment Appeals below or MPAC for important information and deadlines.

Where a property undergoes a change in CVA during the four-year phase-in period, either due to improvements to the property (e.g. new construction or renovations), demolition, or revisions to the CVA due to assessment appeals or Requests for Reconsideration, the phased-in assessment amount used for taxation in the current and/or subsequent years will change. Where a property has undergone such a change, MPAC will advise property owners and the City of the revised "destination" CVA, and the revised phase-in CVA value to be used for taxation in that year.

Where assessment appeals or Requests for Reconsideration result in changes to the "destination assessment" (the CVA based on the valuation date of the cycle), MPAC must calculate revised phase-in amounts for any applicable taxation years. Assessment appeal changes only apply to the taxation year under appeal and/or future years, but not retroactively to years where no appeal was made.

For additional information about assessment, the assessment appeal process or to obtain a Request for Reconsideration form, call MPAC at 1-866-296-MPAC (6722) or visit www.mpac.ca.

Information about the ARB process and filing fees are available by calling the ARB at 1-800-263-3237 or visiting www.arb.gov.on.ca.

An apportionment is a process of redistributing assessment values and taxes when land is severed or consolidated. A severance is the splitting of a parcel of land into two or more parcels of land. A consolidation is the combining of two or more parcels with the same ownership and adjoining boundaries into one parcel.

When the Municipal Property Assessment Corporation (MPAC) is advised of a severance through a legal conveyance of the land, an apportionment is initiated.

MPAC is responsible for apportioning the assessed value of the original property to the newly created properties for the year in which a severance or consolidation occurs and any subsequent year in which the assessment roll did not reflect the newly created properties. The assessed values on the newly created properties represent their portion of the assessed value of the original property. The apportioned assessed values may not reflect the current value assessment of the new properties had they been assessed individually.

For years subsequent to the apportionment, the new properties are assessed individually and taxed based on their current value assessment.

If you believe that your assessment is incorrect, you should first contact MPAC to discuss your assessment or verify details about your property. If you still have concerns, you may ask MPAC for a formal reconsideration of your assessment. There are no fees for a Request for Reconsideration (RFR). The request must be filed by the due date determined by MPAC each year, usually on or around March 31, for the current taxation year or 90 days after receiving a supplementary or omitted assessment notice. You can obtain an RFR application on the MPAC website or by calling MPAC's toll free number, 1-866-296-6722.

Filing an RFR is a mandatory first step for residential property owners. MPAC must respond by September 30th of the year or within 180 days for supplementary and omitted assessment appeals. If you disagree with MPAC's decision, you may file an appeal with the Assessment Review Board (ARB).

If you wish to file an appeal with the ARB, you must pay the appropriate fee and remit the form within 90 days of receiving your RFR decision. If you are a business property owner (commercial, industrial, or multi-residential) you have the option of foregoing the reconsideration process and appealing directly to the ARB of which the deadline is March 31st in the current taxation year. Full details on how to appeal your assessment to the ARB may be obtained through their website at www.arb.gov.on.ca.

A tax account is only adjusted when the City is notified of the change in assessment by MPAC or the ARB. It is recommended that taxes continue to be paid while an appeal or reconsideration is underway to avoid penalty and interest charges in the event that the appeal or reconsideration is not successful. There may be a significant delay between the time which an assessment is appealed and a decision is rendered.

As taxes are a lien on property, adjustments resulting from appeals are applied to the property tax account at the time of determination. If you have an outstanding reconsideration or appeal, and are selling your property, please ensure that your lawyer makes provision for readjustment of taxes subsequent to your closing date.

The Assessment Review Board (ARB) is an independent tribunal whose main function is to hear appeals from people who believe that properties are incorrectly assessed or classified. The Board also deals with some property tax appeals.

The Board holds hearings across the province. During a hearing, persons who have filed an appeal with the Board, or their representatives have the opportunity to explain their positions to the Board.