Ville de Laval

    Frequently Asked Questions

    What's the difference between the assessment roll and the tax bill?​
    What does the actual value of a property mean?​
    How the actual value of a property is established?​
    How do I know if the assessment of my property is fair?​
    If the assessment increases the value of my property, will my municipal taxes increase as well?​​​​​
    Does the actual value of my property as entered on the assessment roll correspond to its sale price?​
    A new assessment roll has been filed without reviewing the value of my property. How is this possible?
    ​Why is the assessment roll prepared every 3 years?
    How can two seemingly similar properties have different assessment values?​

    What's the difference betwee​n the assessment roll and the tax bill?

    A property assessment roll is a summary of the inventory of buildings on the territory of a municipality. It indicates the value of each property based on its actual value and market conditions at a precise date. The tax bill is the revenue to be perceived on each property which comes from the assessment multiplied by the municipal tax rate​

    What does the actual value of a property mean​?

    The actual value of a property is its exchange value in the free and open market, that is, the price most likely to be paid at a sale by agreement in which both the vendor and the purchaser are willing to sell and to purchase, and in which both parties are reasonably informed of the condition of the unit of assessment, of the use that can most likely be made of it and of conditions in the property market.​

    How the actual value of a property i​​​s established?​

    The assessor shall, at least every 9 years, verify the accuracy of the data concerning each unit of assessment as provided for by section 36.1 of the Act Respecting Municipal Taxation​​.

    To establish the actual value of an immovable, the assessor uses 3 recognized methods in the field of assessment:

    • The cost method. This is the estimate of a property's value by establishing its replacement cost, which is obtained by adding the value of the land to the cost of a new construction less the depreciations, for example the wear and tear on the building as a consequence of time.
    • The comparison method. The actual value of a property is estimated from the sales price of properties with similar characteristics.
    • The income method. The assessor relies on income from industrial, commercial or multi-residential immovables, taking into account operating costs such as tax, insurance, and maintenance, as well as discounting—which indicates the market value of a year of stabilized income.

    How ​​do I know if the assessment of my property is fair?

    The simplest way to check if the assessment of your property is fair is to ask yourself if you would have consented to sell for this amount at th​e reference date, namely 18 months prior to the filing of the last assessment roll.​

    If the assessment increases the value of my property, will my municipal taxes increase as well?

    Not necessarily. The tax rate is directly related to the City's budget.

    Since 1989, Ville de Laval has been spreading the fluctuations of the roll over three years. However, if you upgrade your property in the course of the year, it is possible that the assessment roll may be modified, which may generate a proportional tax change.

    Does the actual value of my property as entered on the assessment roll correspond to its sale price?

    Not necessarily. In a municipal assessment, the actual value of a property can be different from the selling price. In fact, as many factors influence the sale price, such as the buyer's desire to purchase it or the predisposition of the seller to lower the price to complete the sale, the assessor considers the average sales prices of similar properties to set the value stipulated on the assessment roll. It thus establishes a value-type fixed after comparing similar goods having similar characteristics and uses. This allows a fair distribution of the property tax burden among property taxpayers.​

    A new assessment roll has been filed without reviewing the value of my property. How is this possible?

    To establish a new assessment roll, the first thing the assessor will look at is the description in the property file, which can come from an inspection performed 1, 3 or even 8 years ago.

    For the 2013-2014-2015 triennial roll, the assessor determined the property value according to the last visit AND the price that, in all probability, the owner would have been able to obtain if the property had been sold on July 1, 2011.

    Why is the assessment roll prepared every 3 years?

    The assessment must reflect the situation of the local real estate market. Because this market is constantly changing, the law requires that the assessor create a new roll every 3 years. The assessor will ensure that the value of buildings stipulated in the assessment roll tends to represent 100% of their market value as of July 1 of the year preceding the date of the filing of the roll.

    ​​How can two seemingly similar properties have different assessment values?

    Two similar properties may have different assessments for no apparent reason, among which:

    • Interior design
    • Annexation
    • Renovation
    • Materials used​

    For more information

    ​​​​​​​​​​​Evaluation Counter
    1333, boulevard Chomedey
    First floor
    Case postale 422
    Succursale Saint-Martin
    Laval (Québec)  H7V 3Z4

    ​450 978-6888, ext. 8777 

    ​450 978-6817

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    Online assessment roll

    ​​​​​​​Online Laval ​property assessment roll​​​ (in French)