Do You Require a Legal Appraisal of Your Home?
For a carefully researched, clearly presented and completely objective appraisal of your home, contact Michael Kavluk.
These appraisals serve the following purposes
Partnership Sale/Buyout
Estate/Probate
Family Law
Capital Gains Tax
Legal/Mediation
Historical Value(s) of the Property
Corporate Relocation
Current Market Value for Sale Purposes
Renovation Planning
Serving These Neighbourhoods
Central/East
Riverdale, Riverside, Leslieville, East York, Playter Estates,
Danforth Village, The Beach, The Upper Beach, The Bluffs,
The Hunt Club, Cliffcrest, Birchcliff,
Central/West
Moore Park, Chaplin Estates, Leaside, Lawrence Park
Cabbagetown, Harbourfront,
South Annex, Little Italy, Trinity Bellwoods
Dufferin Grove, Beaconsfield
~Freehold and Condominium Properties~
As an experienced real estate appraiser who has also been an active Realtor since 1979, I understand the ongoing and ever-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's Involved?
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 structual 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 the neighbourhood of the subject property, Comparable property sales are reviewed and short-listed to the most similar and most recent 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.
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 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, followed by the hard copy report. All work is completely confidential.
Fees: The fee for a typical single family home or condominium, for a single date, is $375.00 (Plus HST). For a duplex or duplex with a basement apartment add $50.00 per unit.
For each additional "effective date" add $50.00 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.
Michael Kavluk has been active in the real estate indusrty since 1979 and is a Broker and Appraiser licenced 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.
To Schedule an Appraisal Please Contact...
Michael Kavluk
Broker and Appraiser
Bosley Real Estate Ltd. (Brokerage)
Contact: kavluk@sympatico.ca
Office: 416-322-8000 Cell: 416-272-2521
Frequently Asked Questions
Q. Are you a certified appraiser or a real estate broker?
A. I am both a real estate appraiser and a real estate broker. I earned my real estate broker's certificate in 1980 and my appraisal designation from the Canadian and Ontario Real Estate Associations in 1994.
Q. Do You appraise condos
A. Yes, I appraise residential freehold properties as well as condos
Q. Will my bank use your appraisal?
A. My appraisals are intended for principals. A Bank generally prefers to choose its own appraisers who act on behalf of the Bank. Bank appraisers usually work with a referenced sale price or a value indication from the bank. My appraisals are based on the Direct Sales Comparison Approach to fair market value. I do not take assignments from banks.
Q. What are your fees?
A. A typical single family home or condominium "single effective date" appraisal is $375.00 + HST. Payment is requested at the time of inspection. Addional fees apply if there is more than 1 effective date required or in the event of a multi-unit residence.
Q. Is there an appraisal fee if you act as our real estate broker in the sale.
A. The appraisal fee is in that case refunded on closing or deducted from the brokerage costs.
Q. How long does an appraisal take to complete?
A. When an order is placed I can usually inspect the property well within the week. Daytime inspections are preferred. The inspection requires about 45 minutes. I then request 3-5 business days to research, draft, check, and complete the report. Copies then can be sent immediatly by pdf/e-mail and mailed via express post.
Q. Can you appraise a property as of an earlier date?
A. Yes. My database goes back 30+ years, If you require an appraisal for 2 dates there is a $100.00 charge for the second effective date.
Q. Are your appraisals recognized in matters of family law, estates, and capital gains?
A. Yes. My designation is acknowledged by all levels of Canadian Government, (municipal, provincial and national), including CRA and the courts.
Q. Do you appraise commercial properties or business?
A. No. My work is confined to residential real estate, including single family homes, duplexes, and vacant land.
Q. I am in a rush and require an appraisal within 24 hours? Can you work this quickly?
A. Unfortunatly not. To do a careful job I will require 3-5 busines days.
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