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Property Lawyers
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Property Assessment Notices for the 2021 tax year were mailed on February 3, 2021 to all property owners in the region. Assessment values are based on an evaluation date of July 1 and the physical condition of your property on December 31 of the previous year. If you would like another copy of your notice, please contact PULSE.
Council will set the 2021 tax rate in May. Property taxes are determined by applying the approved tax rate to the assessed value shown on your Property Assessment Notice. Property Tax Notices will be mailed in May.
If you would like to authorize an agent to represent your assessment account, please complete the Agent/Representative Authorization Form.
Designated Industrial Properties within the Municipality are assessed by the Provincial Assessor. To learn more and for contact information, please visit Alberta's Designated Industrial Property Assessment webpage.
If you have any concerns or questions with your Property Assessment Notice, or if you have questions about your assessment regarding a flooded area please contact PULSE to speak with an assessor.
School Support
Property owners may declare or change school support designation.
Property assessment appeals
Residents that have concerns or believe there is an error on their Property Assessment Notice should contact PULSE during the customer review period to speak with an assessor.
The deadline to file an appeal with the Assessment Review Board is April 12. Property tax bills cannot be disputed.
How to file a complaint |
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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 12.
A complaint can only be made for the assessment related issues as outline in Section 460(5) of the Municipal Government Act. |
Frequently asked questions
What is an annual assessment? |
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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:
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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? |
| The assessed value of your property will be used to establish the amount of tax billed. Any error on your Property Assessment Notice could potentially impact the amount of property tax billed. Tax rates are not disputable, so it is important to ensure that your assessed value is accurate before the 4:30 p.m. deadline on March 30, 2020. |
What should I do if I have not received my assessment notice? |
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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? |
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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:
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Is it necessary for an assessor to view the inside of my building? |
| To make a proper assessment of a building, it is desirable that an assessor sees the inside as well as the outside. If the assessor is unable to inspect the interior, the assessment will be based on existing assessment data, knowledge of similar buildings and the assessor's professional judgment. Provincial legislation allows the assessor to enter and inspect any building in the Regional Municipality of Wood Buffalo for assessment purposes. Assessors will be able to provide appropriate identification. |
What if I refuse to let the assessor enter my building? |
| A refusal of inspection may impact your right to appeal your assessment. |
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? |
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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? |
| No. The Assessment Review Board has no jurisdiction or control over taxes or tax rates. Tax levels are set by the taxing jurisdictions, the Regional Municipality of Wood Buffalo and the Province of Alberta, to generate revenue to pay for local services. The board will hear written complaints regarding property assessment. |