A number you can defend.
Not an estimate. Not an algorithm. A measured, documented opinion of value that holds up in front of a lender, a judge, or the person on the other side of the table.
Not sure? Which appraisal do I need?How it runs, start to finish
Three things every client should see first. The first is how the work runs.
- Stage 01
Order placed
You send the address, the purpose, and the deadline. We confirm scope and fee before any work starts. No surprise invoices.
- Stage 02
Site inspection
Every room inspected, every improvement photographed. Condition and quality rated against the standard your intended user requires.
- Stage 03
Market research
Closed sales, not asking prices, confirmed through MLS records and available data sources. We track how the market has moved since each one sold: sometimes sharply in weeks, sometimes not at all for months.
- Stage 04
Analysis
Every difference priced: size, age, condition, location, and time. If the market moved between a sale and our effective date, the sale is adjusted by what the data shows, not a rule of thumb.
- Stage 05
Report delivered
A signed report, prepared to CUSPAP, in your inbox, with the reasoning laid out well enough to survive review.
Where the number comes from
Above grade is verified, not assumed
Above-grade area starts from the municipal record and the plans provided by the owner or builder. We then verify the square footage against the property itself, and a discrepancy gets resolved before anything else moves.
Sources: municipal records & plans, square footage verifiedA finished basement is not living area
Below-grade finish contributes value, but it is reported and adjusted separately. Folding it into the main figure is the single most common error in owner estimates.
Reported separately on the gridTwo identical floor plans, two different values
Construction quality and current condition are rated on a fixed scale so the ratings mean the same thing across every comparable. This is where renovations either show up or don’t.
Rated Q1 to Q6 · C1 to C6The lot carries more than people expect
Frontage, exposure, grade, and what sits on the other side of the fence line all adjust the number. Location is analyzed at the block, not the city.
Adjusted against competing submarketsWhat lands in your inbox
The subject, on the record
Address, legal description, intended use, and intended user, stated up front. An appraisal written for a lender cannot be reused in a divorce file, and the report says so plainly.
Scope of work · effective dateThe comparable sales grid
Three to six verified closed sales, side by side with the subject. Every one of them is a real transaction someone actually paid for. This is the evidence the conclusion rests on.
Confirmed closed transactionsEvery adjustment, shown
Where a comparable differs from the subject, the dollar adjustment appears with the reasoning behind it. Nothing is a black box. A reviewer can follow each line and disagree in the open.
Paired sales & market-derived supportOne number, reconciled
The adjusted range is weighted to a single opinion of value, signed and certified. That signature is what makes it defensible in front of a lender, an auditor, or a court.
Certification · CUSPAP complianceResidential files built to hold up under review.
- 5,500+Residential appraisals completed
- 5+Years of experience
- AIC · CUSPAPCandidate Member · reports to the Canadian standard
- 10+Communities & counties served
Tell us the purpose. We confirm the fee first.
Mortgage financing, estate settlement, matrimonial, assessment appeal, or pre-listing. We serve Calgary and the surrounding towns and counties, from Red Deer down to Lethbridge. The purpose changes the scope, so it’s the first thing we ask.
Residential only, and we say so plainly: houses, condos, townhomes, duplexes and other dwellings up to four self-contained units, plus residential sites. We do not appraise commercial, industrial or agricultural property, and if that is what you need we will gladly point you to someone who does.