Our Appraisals

We take pride in offering our clients thoroughly researched, unbiased, high quality appraisals. It is our mission to provide reliable, consistent, independent valuations of property based on market knowledge and experience.

Industrial Commercial Investment (ICI)
Institutional
Development Land
Residential
Rural & Agricultural
Recreational
Industrial Commercial Investment (ICI)
Institutional
Development Land
Residential
Rural & Agricultural
Recreational

Our Services

Whether you’re a private individual, corporate investor, insurance agency, trust company, major bank, secondary financial institution, or government body, our appraisals will equip you to make smart financial decisions.

Understanding the global and local nature of value and economics gives Blake, Matlock and Marshal Ltd. a distinct advantage in the appraisal marketplace.

Why Order an Appraisal?

An appraisal is an independent assessment of the property that describes what makes it valuable and may show how it compares to other similar properties.

The most common reasons for obtaining an appraisal are mortgage financing, purchase or sale, investment, taxation, litigation, planning, expropriation, relocation, matrimonial dispute, estate planning or cash-in lieu of parkland.

Appraisal Uses

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Purchase and Sale
When either buying or selling real estate, it is advisable to have an appraisal conducted to establish the value and/or the value potential of the property. This ensures that the property being traded is being done so at a reasonable fair market value. An appraisal can provide insight on current market trends by providing comparables that have either recently sold or are currently for sale.
Financing
When applying for a mortgage or refinancing, an appraisal is invaluable, as all financial institutions, mortgage brokerages and mortgage lenders have criteria that must be met, regardless of the type or size of the property. The assessment provides lenders with an analysis of a property and gives an assurance that there is little or no chance that there will be any loss.
Taxation
Appraisals are used to establish fair market value for the purpose of taxation including property and income tax matters, such as capital gains. Appraisals meet the needs for dealing with the Canada Revenue Agency, provincial agencies and the courts.
Litigation
Property appraisals are useful for various kinds of litigation pertaining to assessment, family law, hazardous conditions, environmental contamination, division of assets, bankruptcy, shareholder interests and much more. A professional appraiser can prove to be a valuable witness and asset in court or for settlement, as may be required.
Estate
An appraisal of any property within an estate is important for a number of reasons. It can provide an accurate valuation for tax purposes, property distribution and estate planning and can assist in settling disputes. It can give an executor of an estate, some solid facts pertaining to the value for real property left in a will and which is commonly accepted by various levels of government.
Asset Management
Real Estate is a popular investment to build personal and corporate wealth. An appraisal of the real estate, assists individuals and investors in making informed decisions on the management of their portfolio. When assets have to be divided up between business partners or members of the family, an appraisal will help establish fair market value and help form an equitable assessment for retention and/or division.

Appraisal Uses

l
Purchase and Sale
When either buying or selling real estate, it is advisable to have an appraisal conducted to establish the value and/or the value potential of the property. This ensures that the property being traded is being done so at a reasonable fair market value. An appraisal can provide insight on current market trends by providing comparables that have either recently sold or are currently for sale.
Financing
When applying for a mortgage or refinancing, an appraisal is invaluable, as all financial institutions, mortgage brokerages and mortgage lenders have criteria that must be met, regardless of the type or size of the property. The assessment provides lenders with an analysis of a property and gives an assurance that there is little or no chance that there will be any loss.
Taxation
Appraisals are used to establish fair market value for the purpose of taxation including property and income tax matters, such as capital gains. Appraisals meet the needs for dealing with the Canada Revenue Agency, provincial agencies and the courts.
Litigation
Property appraisals are useful for various kinds of litigation pertaining to assessment, family law, hazardous conditions, environmental contamination, division of assets, bankruptcy, shareholder interests and much more. A professional appraiser can prove to be a valuable witness and asset in court or for settlement, as may be required.
Estate
An appraisal of any property within an estate is important for a number of reasons. It can provide an accurate valuation for tax purposes, property distribution and estate planning and can assist in settling disputes. It can give an executor of an estate, some solid facts pertaining to the value for real property left in a will and which is commonly accepted by various levels of government.
Asset Management
Real Estate is a popular investment to build personal and corporate wealth. An appraisal of the real estate, assists individuals and investors in making informed decisions on the management of their portfolio. When assets have to be divided up between business partners or members of the family, an appraisal will help establish fair market value and help form an equitable assessment for retention and/or division.

Appraisal Property Types

Industrial Commercial Investment (ICI)
The appraisals for Industrial – Commercial – Investment properties contain a wide range of uses and must be completed by an AACI. Developers, lenders, homeowners, realtors, investors, lawyers, landlords, farmers, governments, bankruptcy trustees, accountants, sellers and purchasers all need to make decisions based on the value of a property.
When retaining an appraiser you first need to identify the reason for the appraisal, so that the appraiser may use the right method for valuation which includes collecting information and data on the property together with the appraisers level of experience for the property being appraised. The appraisers examination of the property value usually entails a physical inspection, a review or recommendation to look into matters of legal title, tax assessment, planning, building condition as well and a study of relevant lease agreements for the property. This involves a review of comparison properties, transfers and listings, rental data and replacement costs where required, all used in the determination of highest and best use.
Institutional Appraisals
The appraisals for Institutional properties usually have a small pool of users. Properties are represented by schools, churches, municipal facilities, public parklands and improvements, where the use for the appraisal is often for society at large, rather than for the individual. 
The value of institutional properties can be examined for Value In Use purposes, to a specific use or user when intended to continue as such, or for Value In Exchange purposes to a typical use or user when seeking alternative use of the real estate. These appraisals can only be performed by a fully accredited person with an AACI designation.
Development Land
The appraisal of development lands typically represents properties that are under-developed and more particularly where optimum use of the site has not been realized and an examination of the property must be conducted. These appraisals are usually requested by developers or municipalities who may be looking at cash in lieu of parkland, requirements by investors who want to hold on to the property until planning applications can be achieved to realize future uses or for future investors.

An AACI designation is required to appraise development land, often requested to determine both the present value and the future value of the land for a project. An in-depth highest and best-use analysis is usually required in that regard, often requiring a review of density, use, and income capabilities as well as an examination of building value, if any.
Residential Appraisals
The appraisal of residential use properties is commonplace in the real estate market, and is usually commissioned to establish the market value of a property for financing and/or trading purposes.
Residential appraisals may be completed by a person with an AACI (Accredited Appraiser Canadian Institute) or a CRA (Canadian Residential Appraiser) designation. Our company is approved by all major banks and is posted on most financial institutions’ approved appraisers list. Residential appraisals are usually required for purchase and/or sale, financing, divorce, and an array of other intended purposes.
Blake, Matlock and Marshal Ltd. provides appraisals for all forms of residential properties, including; single family homes, apartment complexes, vacant lots, acreage lots, new construction initiatives, renovation projects and recreational holdings, etc.
Rural & Agricultural
The appraisal of rural and agricultural properties varies exponentially within their scope, depending on the parameters set out in the appraisal consultation and/or the critical assumptions used in estimating value. Cash-crop production and income levels of a property affect value in the marketplace in instances and may need to be considered, at the discretion of the client.
Rural and Agricultural properties with large acreages or farms must be appraised by a fully accredited person with an AACI designation. These appraisals tend to be more complex than standard urban appraisals, as the properties usually contain issues, such as severance, tile drainage, and workable land where alternative investigations are often required.
Recreational Properties
Recreational properties usually represent parcels of real estate which have natural attributes that speak to a specific benefit or restriction from alternative use. Golf courses, cottages, marine or waterfront properties, conservation land, ski resorts, camp sites, religious retreats, and lifestyle products are among the most common.
These appraisals may be completed by a person with either an ACCI or CRA designation depending on the intensity of use. The appraisal may be simple or complex depending on the specific nature of the property, its type as well as the function of the appraisal.

Appraisal Methods

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Direct Comparison Approach
A look at similar properties listed and/or sold, where the value can be converted into a unit price equivalent, taking into account any differences that may affect the value. The appraiser will describe and classify the property and select appropriate properties for comparison, when reconciling results.
Income Approach
A look at future income potential of a property with different approaches available.
Gross Income Multiplier: A rough measure of the value of an investment property, obtained by dividing the property’s sale price by its effective gross income.
Overall Capitalization: The ratio between the net operating income produced by an asset and its expected rate of return.
Discounted Cash Flow: A long term study of future rents over the going-in economic horizon of a property and its land value, using inflation and risk rate applications.
Cost Approach
A look at replacement cost taking into account any depreciation and/or obsolescence. The appraiser would estimate the value of the land, estimate the replacement cost of improvements and take into account any depreciation. When property is highly unique and no data can be uncovered, greater reliance can sometimes be placed upon the findings of this methodology.

Market Studies

Studies are created for a number of reasons. Blake, Matlock and Marshal have prepared such reports for matters pertaining to arbitration, legal proceedings, cash-in-lieu of parkland, windmill development, hydro, railway, planning, feasibility, and ground rent renewal, etc., all for different reasons and users. The results of these studies are often accepted, including future courses of action.