Every property owner in Québec receives, every three years, a key document: the municipal assessment roll. This document is primarily used to calculate property taxes. However, many owners mistakenly believe it represents the true market value of their property. In reality, it is an administrative tool with its own methodology, objectives, and limitations.
In this article, we explain the difference between a municipal assessment roll and a professional property appraisal prepared by a chartered appraiser. We will also highlight situations where a professional appraisal provides added value.
1. What Is the Municipal Assessment Roll?
The municipal assessment roll is an official registry prepared by the municipality or the regional county municipality (MRC). It establishes the value of properties within the territory and serves as the basis for calculating property taxes.
For each property, the roll generally includes:
the address and a basic description,
the land value,
the building value,
the total taxable value.
This value is determined according to a standardized methodology defined by the Act respecting municipal taxation. Its main purpose is equity between taxpayers, not a precise day-to-day reflection of market conditions.
2. How Is the Municipal Value Calculated?
The value recorded in the roll is based on the market value at a specific reference date, usually set 18 months before the start of the three-year assessment cycle.
Key points to note:
The value is not updated annually but only with each new roll.
It relies on statistical analyses of comparable sales within the municipality.
Inspectors do not systematically visit every property; much of the data comes from public records or existing information.
As a result, two similar houses may appear with nearly identical municipal values, even if one has undergone major renovations that are not yet reflected in the roll.
3. The Limits of the Municipal Assessment Roll
While useful for taxation, the roll has several limitations:
Time lag: the value is fixed at the reference date and does not account for current market conditions.
Incomplete data: unreported renovations or deteriorations can distort the valuation.
Statistical method: it is based on averages, not an individualized analysis of your property.
Fiscal purpose: its only goal is fair tax distribution, not providing an appraisal for a transaction, financing, or estate planning.
In short, the municipal value is a fiscal tool, not a substitute for a professional appraisal.
4. Différences entre rôle d’évaluation municipale et évaluation agréée
Municipal Assessment
Prepared by the municipality under the Act respecting municipal taxation
Purpose: establish the tax base
Based on general statistical models
Updated every three years
Chartered Appraisal
Conducted by an independent professional member of the Ordre des évaluateurs agréés du Québec (OEAQ)
Purpose: determine market value or another specific value (insurable, liquidation, financing, etc.)
Based on an on-site inspection and a tailored analysis
Can be requested at any time depending on client needs
5. When to Request a Professional Appraisal in Addition to the Municipal Roll
There are many situations where a chartered appraisal is essential because the municipal roll is not sufficient:
Buying or selling property – to know the real market value at the time of the transaction.
Mortgage financing – lenders typically require a professional appraisal to approve financing.
Contesting the roll – when owners believe their property is overvalued, an appraisal can support their request for revision.
Estate settlement or divorce – to obtain an impartial and objective basis for distribution.
Insurance purposes – to establish the insurable value of a building, which is unrelated to the municipal roll.
6. Contesting the Municipal Assessment Roll
Owners who believe their property has been over-assessed can contest their roll. The process usually involves:
filing a request for review with the municipality,
providing evidence such as a professional appraisal,
waiting for the municipal appraiser’s decision.
In some cases, this process can result in a reduction in property taxes.
7. Why Consult a Chartered Appraiser?
A chartered appraiser offers:
recognized expertise governed by a professional order,
a detailed and objective report,
an analysis tailored to your situation,
a document that is authoritative with courts, lenders, and insurers.
They are the only professionals authorized to provide a precise, reliable picture of your property’s real value at a given moment.
Conclusion
The municipal assessment roll is an essential tool for financing local services in Québec. But it does not always reflect the actual real estate market.
For important decisions — whether buying, selling, financing, estate planning, or contesting the roll — it is essential to rely on a professional appraisal by a chartered appraiser. This ensures accurate, impartial, and useful information.
✍️ Key takeaway
At Evaluation Signature Inc., we bring over 10 years of expertise and recognized know-how to serve you. Visit our blog regularly for more practical tips and updates on the latest real estate trends.
