If you have a good quality home with lots of features such as extra baths, above average number of bedrooms, extensive finish in the basement, and more than usual parking or garage area, it would be reasonable for your home to be assessed somewhat above the average.  Conversely, take a home with a modest list of features (or worse, problems which we will get to in a moment).  This home should be assessed below the average home.  In other words, a modest home in a neighborhood of well appointed homes should be assessed toward the bottom of the range for similar types of properties.

The concept of assessment equity depends on like properties being given like assessments.  Because there are no two homes exactly alike, an element of subjective opinion is involved in the estimation of value.  That is why appraisal is often considered a mixture of art and science.   Assessors are generally deemed to be experts by the courts, however, a dispute involving assessment is usually settled in favor of the party presenting the best supporting facts.  Do not disregard your opinion but base it on evidence that can be produced at a hearing, if necessary.

After considering the relative quality of your property, if the assessment analysis still indicates an over assessment, it is important to identify both the amount of over assessment and why the situation exists.  Before turning to a detailed analysis, a shortcut is to check for obvious mistakes.

In many ways the easiest assessment reduction comes from a simple correction in the assessors records of a misstated fact such as size or type of house.  Check the accuracy of all the information for your property shown on your assessment notice (also on the City of Calgary assessment department web site).  More detailed information is available from the assessment office from what is known as the assessors field sheets.  Once you have identified a mistake, a letter to the city assessor indicating the nature of the error is usually enough to obtain a correction in the assessment notice.

Benchmarks are used in assessment to reflect the standard home in your area, then deviations are made to reflect the situation of your particular property.  Remember that a computer model calculated the value of your home and until checked by you the owner, the assessment is not necessarily valid.

It is time to begin the investigation into what would adversely affect the value of your home.  You will be looking for various forms of depreciation that may have been missed by the assessor.  While identifying depreciation items you are preparing for the next big step of estimating the amount of requested assessment reduction.

Depreciation factors inside the home include:
 Floor plans with inefficient design such as poor traffic pattern in the kitchen.
 The absence of a room such as a dining room - where other similar homes have one.
 Wet, damp, or otherwise unusable basement areas.
 Roof structure or shingles that may be sagging or leaking.
 An inappropriate number of bathrooms, usually too few for the modern house.
 Bedrooms that are located in unusual or inconvenient locations.
 Kitchens or cooking areas that are too small.
 Bedrooms that may be inadequate for reasons of size or number.
 Electrical wiring, insulation or plumbing that is no longer used and thought inappropriate.
 Foundations which are cracked, shifted or settled.

Depreciation factors outside the home include:
 Land size, shape, slope, topography and access to the site.
 Changes to the zoning where an inharmonious development has occurred nearby.
 An older neighborhood where amenities are deteriorating.
 The close location of hazardous or environmentally contaminated properties.
 Flood zones, high traffic areas, back alley short cuts, noise or dust problems affect value.

Since we cannot actually determine the amount of value loss or depreciation associated with each of the internal or external problems of a property, we can best approach the issue by means of a range or what is sometimes called bracketing. Start with the notion that there are three general categories of adjustment: Location, Size and Condition. While individually these factors may cause a deduction in value of up to 10%, seldom do adjustments amount to a value loss of more than a total of twenty five (25%) of the property's total value.

There are numerous small issues about a property which a real estate appraiser or salesman may identify as being less than desirable. An example would be an electrical power transformer box in the front yard. These tend to be unsightly and a cause for worry for those concerned about public safety. There is an emotional factor which by itself may not be enough to cause a loss in value but if combined with other nuisances (like a utility pole at the corner of the driveway) would suggest a reduction in assessment.

Valuing the loss associated with limitations of a property is the job of a professional. These comments are intended to provide a general reference only. Questions of a technical nature should be referred to an accredited real estate appraiser as identified in the yellow pages of the telephone directory.