Well-Researched, Clearly Presented and Fully Objective Appraisals
35 Years of Continuous Experience in the Toronto Real Estate Market
Certified Market Value Appraiser
Full Member Access to Toronto Real Estate Board's Listings, Sales and Statistics
Riverdale, Riverside, Leslieville, East York, Playter Estates,
Danforth Village, The Beach, The Upper Beaches, The Bluffs,
Oakridge, The Hunt Club, Cliffcrest, Birchcliff,
Moore Park, Chaplin Estates, Leaside, Bennington Heights
Davisville Village, Rathnelly, Cabbagetown, Harbourfront
The Annex, Little Italy, Trinity Bellwoods
Dufferin Grove, Beaconsfield, Roncesvalles
The Junction, High Park, Bloor West Village
~Residential Freehold and Condominium Properties~
Capital Gains Tax
Historical Value(s) of the Property
Current Market Value for Sale Purposes
Sample Appraisal Format
What's Involved in the Appraisal Process?
As a real estate Appraiser who has also been an active Realtor since 1979, I understand the ongoing and constantly changing dynamics of the local market and the fact that each property and location has a unique set of characteristics and value considerations.
Unlike "free evaluations" commonly offered in real estate marketing material, my appraisals stand alone and are not part of a listing presentation.
"What is the difference between your appraisal and a 'bank' appraisal?"
Bank appraisers draft up to 12 appraisals per day! They may spend perhaps an hour on each report. I spend between 5-7 hours on most of my appraisals and will take no more than 3 assignments per week. Clearly, a greater amount of care and consideration is involved. Most "bank" appraisals are related to properties which have "just sold". The bank's appraiser has a recent sale price to reference. Guess what the appraised value usually comes out at!
My appraisal value is based entirely upon historical research and market conditions specific to the subject property. It is a fully objective report. No bank manager is suggesting a value!
My appraisal is intended for the client who is seeking a fully objective and carefully considered appraisal report.
Inspection: The appraisal process begins with a thorough on-site inspection of the property, requiring 45-60 minutes. At this time careful attention is paid to the structural elements and mechanical systems of the subject property. Improvements and deficiencies are noted.
Research: In the research stage, market conditions in the general and local economies are considered. Specific attention is paid to housing trends in the GTA and then to the neighbourhood of the subject property. All available comparable property sales are carefully reviewed and short-listed to the most similar and most recent sales. I have full access to Toronto Real Estate Board listings, sales, and statistics. I also have access to the Toronto Registry which will show non-TREB sales.
Adjustments: Once a grouping of the most comparable properties is identified, adjustments are applied for a wide range of factors: location, lot size, overall condition, improvements and deficiencies, mechanics, parking, landscaping etc. These adjustments are described in the report.
Conclusion: After the adjustments are calculated, the general value range of the subject property is ascertained. Greatest weight is given to the comparables requiring the least net and gross adjustments. After much unhurried consideration and a "common sense" review, a final value is established.
The Report: You will receive a fully descriptive appraisal report which includes selected comparables, a discussion of the adjustments, supporting documents, and photographs.Multiple copies are provided as required.
Delivery of Report: The report is carefully reviewed before being released to the client, within 5 business days following the inspection. A pdf version can be e-mailed immediately, followed by a bound hard copy report. All work is completely confidential.
Fees: The base fee for a typical single family home or condominium, for a single date, is $395.00 (Plus HST= $446.35)
For each additional "effective date" add $75.00 per date ( You may want to know today's value as well as a value in the past for capital gains purposes).
Payment for service is requested at the time of inspection.
The appraisal cannot be undertaken unless the complete objectivity of the appraiser is respected. Please do not mention other evaluations or anticipated value.
Michael Kavluk has been active in the real estate industry since 1979 and is a Broker and Appraiser licensed with Bosley Real Estate Ltd. (Brokerage).
He is an accredited Market Value Appraiser (MVA) as recognized by the Canadian Real Estate Association, and the The Ontario Real Estate Association.
This accreditation is also recognized by the Government of Canada, (CMHC), the Province of Ontario, and Municipal governments within the Province. My reports are regularly used in legal proceedings, estate probate applications, and partnership buy-outs.
To schedule an appraisal, or if you have any questions, please contact me...
Michael Kavluk BA MVA
Broker and Appraiser
Bosley Real Estate Ltd. (Brokerage)
Office: 416-322-8000 Cell: 416-698-3333
Member of The Canadian Real Estate Association, Ontario Real Estate Association, Toronto Real Estate Board
For information regarding the sale of your Toronto home please visit
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