Assessments

How to file a complaint

If your discussion with an assessor doesn't resolve your concerns, you may submit a formal written complaint to the Clerk of the Assessment Review Board before the appeal cutoff date of April 29.

• Complete the Assessment Review Board Complaint Form
• You must be the assessed owner to submit a formal complaint. An Agent may file a complaint on your behalf if the assessed owner completes an Assessment Complaints Agent Authorization Form and includes it with the complaint.
• Your complaint must explain why you think the information or assessed value shown on your Assessment Notice is incorrect.
• You must include the correct information. If you disagree with the assessed value, you must include what you believe is the assessed value.
• Your complaint must include the filing fee in the amount that is indicated on your Assessment Notice.
• Written complaints and filing fees may be dropped off with the Clerk of the Assessment Review Board by 4:30 p.m. on April 29, 2024.

A complaint can only be made for the assessment related issues as outline in Section 460(5) of the Municipal Government Act.

What is an annual assessment?

An annual assessment is a complete revaluation of the monetary value of all properties within a municipal jurisdiction. Every year property owners will receive an assessment notice indicating the market value of their property. In accordance with provincial legislation, municipal governments use the value of a person's property as the measure for calculating taxes.

Over time, property values change and market values shift. Provincial legislation, through the Municipal Government Act, requires the municipality to reassess property values on an annual basis to ensure that taxpayers pay their fair share of property taxes. 

What is an assessment notice?

The Municipality mails an assessment notice annually, identifying to each taxpayer the property's market value and other information recorded on the assessment roll.

The assessment roll lists all properties in the municipality along with their assessed market value. The assessment roll is public information and is available for your review online, at the Jubilee building downtown and community offices located in Anzac, Conklin, Fort Chipewyan and Janvier.

When reviewing an assessment notice, taxpayers should check the following:

1. That the assessment is a reasonable estimate of what the property would have sold for as of July 1 of last year.

2. That the assessment is reasonable in relation to other properties in the neighbourhood or area.

How are property assessments calculated?

Your assessment notice indicates your property's market value as of July 1, of the year prior to the tax year and your property's physical condition as of Dec. 31, of the year prior to the tax year. The assessed market value of your home is used to calculate your tax bill by applying the appropriate mill rate included in the Tax Rate Bylaw.

All properties are assessed using the same factors that real estate agents and appraisers use when pricing a home for sale such as market conditions, location, size, quality of construction, finished basement, garage, etc.

Properties that are not sold on a regular basis and do not have enough market value information available are assessed using a regulated assessment process laid out in Provincial Legislation.

The market value on an assessment notice may differ from that shown on a bank mortgage appraisal or a real estate appraisal. This is because private appraisers evaluate your property according to market conditions as of the day, they complete the appraisal.

Property assessments in the Regional Municipality of Wood Buffalo are prepared with the aid of a computerized appraisal system developed in accordance with international standards.

How is an accurate assessment of property made?

Each property in the Municipality is inspected inside and out at one time or another. New homes are inspected at completion and existing homes are inspected periodically. The sheer magnitude of numbers prohibits the re-inspection of all properties on an annual basis. However, when the assessor is made aware of improvements or upgrades, a full inspection may take place.

Property assessments can only be fair if the assessor is aware of all factors that contribute to value. This information includes lot size, dwelling size, dwelling type, quality, condition, layout, shape, age, number of baths, basement finish, location, parking, decks, upgrades and any other special features that contribute to value.

Legislation allows the assessor to enter and inspect any property in the Municipality for assessment purposes. These inspections are essential in order to ensure that taxpayers are assessed fairly and that each bears an equitable share of the municipal tax burden.

Property assessments in the Regional Municipality of Wood Buffalo are prepared with the aid of a computerized appraisal system developed in accordance with international standards.

Why is it important to review your assessment notice?

What should I do if I have not received my assessment notice?

If you have not received your notice by the end of the third week in March, please contact PULSE to have another one issued.

Can you mail my assessment notice to a different address?

If the assessment notice has been returned to sender and you provide an updated address, we can send you the assessment notice at the new address. Please change your address online.

What is an assessor?

An assessor is someone who determines the value of land, buildings, businesses, structures and certain types of equipment for property tax purposes.

Assessors determine these values by:

• Inspecting the different types of properties including farmland, single family residences, hotels, office buildings, industrial sites and facilities
• Collecting and analyzing the information that relates to the value of a property (for example, information on sales, rental income, costs and market conditions)
• Classifying and estimating property values according to the assessment legislation using valuation techniques and data.

Is it necessary for an assessor to view the inside of my building? 

What is a “data verification inspection program"?

All properties in the RMWB are re-inspected for assessment purposes periodically, in accordance with international assessment standards. These re-inspections ensure that all property-related information the RMWB has on file is as current as possible.

We cannot reinspect all neighbourhoods at once, so we select a number of areas each year for re-inspection. 

What effect, if any, do re-inspections have on assessments?

A re-inspection of a property will result in assessment changes if there is a change in the property that affects value (for example, a new garage, renovations or additions to the home).

Any changes to the assessment of the re-inspected property will typically be reflected in the tax year after the re-inspection was conducted.

What do I need to prepare for a re-inspection

1. Property address must be visible from the street

2. Individuals 18+ must be present to provide access for inspections in occupied dwellings

3. Ensure access to all areas of inspection is clear and unobstructed

4. Secure and contain all pets 

How long does an inspection take?

What if I refuse to let the assessor enter my building? 

Can I see the information the assessor used to prepare my property assessment?

The assessed owner of a property may contact the Assessment Office through PULSE to see or receive sufficient information to show how the assessment of that person's property was prepared.

What can be done if taxpayers disagree with the Municipality's market value assessment of their property?

Contact PULSE to speak with an assessor. If you still have concerns with your market value assessment, you may file an appeal with the Assessment Review Board.

What is an Assessment Review Board and what does it do?

The Assessment Review Board is responsible for hearings and rulings on assessment complaints. The Board ensures that the complainant (the taxpayer) and the assessor receive a fair and impartial hearing. The Board hears evidence to determine if a property has been valued or classified correctly or to determine if exemptions were properly applied.

Board members from the region are appointed by Council. The Assessment Review Board is independent of the Municipality and the Assessment Office.

Can the Assessment Review Board hear complaints about property taxes and can they make changes to taxes?