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5 Reasons Why You Should Appeal Your BC Assessment Value

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December

31, 2025

Why Is My BC Assessment Value Different From My Home’s Market Value?

Applies to British Columbia, including Vancouver and the Fraser Valley
Last updated: 2025-12-28

Many homeowners look at their BC Assessment notice and wonder why the number feels out of sync with what similar homes are selling for. This question comes up every year across Vancouver, Surrey, Langley, Delta, White Rock, and the wider Fraser Valley.

In most cases, the difference is not an error. It reflects how property assessments are designed versus how the real estate market actually works. Mansour Real Estate Group regularly helps homeowners understand this gap so they can make informed decisions around selling, refinancing, taxes, and long-term planning.

What most homeowners need to know upfront

  • Your assessed value reflects an estimate of market value as of a specific past date.
  • Market value reflects what buyers are willing to pay under current conditions.
  • BC Assessment uses province-wide mass appraisal methods for consistency.
  • Renovations, views, layout, and buyer demand can affect sale price without changing assessment.
  • An increase in assessed value does not automatically mean higher property taxes.
  • Assessment values are a reference point, not a pricing strategy.

Key terms explained simply

Assessed value: An estimate of a property’s market value used for taxation purposes, determined under BC’s legislated assessment framework.

Market value: The price an unencumbered property would typically sell for when given reasonable time to find a purchaser.

Valuation date: The date the assessment is based on, commonly July 1 of the year before the tax year.

Why these two values often don’t match

The assessment looks backward by design. BC Assessment values most properties based on a fixed valuation date. If the market changed after that date, the assessment will not reflect today’s conditions.

Consistency matters more than precision. Assessments are created using mass appraisal systems across large numbers of properties. This promotes fairness, but it cannot capture every detail that buyers respond to.

Buyers behave differently than valuation models. Sale prices are influenced by timing, competition, interest rates, and emotion. Assessment models intentionally remove those factors.

Questions homeowners often ask

Is BC Assessment supposed to match what my home would sell for today?
No. It reflects value as of the valuation date, not current market conditions.

Does a higher assessment mean higher taxes?
Not necessarily. Property taxes depend on municipal tax rates and how your change compares to others.

In Summary

BC Assessment values and market values serve different purposes. One supports consistent taxation across the province. The other reflects real buyer behaviour today.

About Mansour Real Estate Group

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, supports homeowners across Vancouver, the Fraser Valley, and the Lower Mainland with valuation-driven guidance focused on timing, risk, and equity protection.

How Do I Appeal My BC Assessment If I Disagree With It?

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December

29, 2025

How Do I Appeal My BC Assessment If I Disagree With It?

Applies to British Columbia, including Vancouver and the Fraser Valley
Last updated: 2025-12-28

Every year, some BC homeowners receive their assessment notice and feel the value doesn’t reflect their property as of the valuation date. This is common in fast-moving markets like Vancouver, Surrey, Langley, Delta, White Rock, and Abbotsford.

BC provides a formal, structured process to challenge an assessment if the facts or comparable sales don’t support it. Knowing how that process works, and when it makes sense to use it, can help you avoid wasted effort and missed deadlines. Mansour Real Estate Group often helps homeowners understand whether an appeal is worth pursuing before time and energy are invested.

What most homeowners should understand first

  • You can only appeal your assessed value, not your property taxes.
  • The appeal is about accuracy as of the valuation date, not today’s market.
  • You must first request a review before filing a formal appeal.
  • Deadlines are strict and missing them usually ends the process.
  • Comparable sales and factual errors matter more than opinions.
  • BC Assessment may agree, partially adjust, or leave the value unchanged.

A few key terms worth knowing

Assessment review: The first step, where you ask BC Assessment to review the value and supporting data.

Property Assessment Appeal Board: An independent tribunal that hears formal appeals if the review does not resolve the issue.

Valuation date: The date the assessment is based on, typically July 1 of the year before the tax year.

Step one: review your assessment carefully

Start by checking the details BC Assessment has on file. This includes lot size, age, square footage, zoning, and classification. Errors in basic facts can sometimes explain a value that feels off.

Step two: compare sales around the valuation date

Focus on sales of similar properties that occurred close to the valuation date. Sales after that date generally carry less weight. This is where many appeals succeed or fail.

Step three: request a review with BC Assessment

If you believe the value is incorrect, you can request a review directly with BC Assessment. This is a conversation-based process where assessors may explain how the value was determined or make adjustments if warranted.

Step four: decide whether to file a formal appeal

If the review does not resolve the issue, you may appeal to the Property Assessment Appeal Board. This is more formal and requires preparation, evidence, and attention to timelines.

When appealing usually makes sense

  • Key property details are incorrect.
  • Comparable sales at the valuation date support a lower value.
  • Your property is valued significantly higher than similar homes.

When appealing usually does not help

  • You are reacting only to a higher tax bill.
  • You are comparing to sales well after the valuation date.
  • The assessment is generally in line with similar properties.

Common questions homeowners ask

Do I need a lawyer to appeal my assessment?
No. Many homeowners handle reviews and appeals themselves, though preparation matters.

Can my assessment increase if I appeal?
Yes. If evidence supports a higher value, the assessment can be adjusted upward.

Does appealing stop me from paying my taxes?
No. Property taxes are still due while an appeal is underway.

How long does the appeal process take?
Reviews often resolve within weeks. Formal appeals can take several months.

What’s the strongest type of evidence?
Verified comparable sales near the valuation date and accurate property details.

Can I withdraw an appeal?
Yes. Appeals can be withdrawn if resolved or if you decide not to proceed.

Is the appeal about market value today?
No. It focuses strictly on value as of the valuation date.

If you want to decide whether an appeal is worth it

Before filing, it often helps to look at your assessment in the context of actual sales and your broader real estate plans. Mansour Real Estate Group can help you pressure-test whether an appeal makes sense, or whether your time is better spent focusing on a sale, refinance, or long-term strategy.

Related reads in this BC Assessment series

Why Is My Assessed Value Different From My Home’s Market Value?
Will My Property Taxes Go Up If My Assessment Goes Up?
What Are the Deadlines to Appeal My BC Assessment Value?
How Does BC Assessment Determine the Value of My Home?

Official sources and resources

BC Assessment
Property Assessment Appeal Board
Government of British Columbia, Property Taxes

In Summary

Appealing a BC Assessment is a structured process focused on accuracy as of the valuation date. It works best when supported by facts and comparable sales, not frustration with taxes. Understanding the steps and limits helps homeowners decide when an appeal is worthwhile.

About Mansour Real Estate Group

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, supports homeowners across Vancouver, the Fraser Valley, and the Lower Mainland. With over 22 years of experience and more than $780 million in completed transactions, the team provides valuation-driven guidance focused on timing, risk, and complex real estate decisions.

Understanding Property Taxes & Assessments in Surrey, Langley, Delta, White Rock, and Abbotsford

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December

29, 2025

Understanding Property Taxes & Assessments in Surrey, Langley, Delta, White Rock, and Abbotsford

Why your BC Assessment isn’t the same as today’s market value

Most homeowners open their BC Assessment notice and wonder: “Is this what my home would sell for right now?” Not quite. BC Assessment’s number is designed for tax fairness, not for pricing your home for the market. It’s produced on a fixed timeline, using mass-appraisal models, and anchors your share of local taxes rather than your ultimate sale price. BC Assessment

What BC Assessment is (and isn’t)

  • Its purpose is taxation, not listing. BC Assessment provides an independent value base that local governments use to distribute property taxes equitably across communities, helping fund services like schools and municipal programs. It is not intended to predict the exact price you’d get in a live negotiation. BC Assessment

  • The value is time-stamped. Each roll reflects market value as of July 1 of the prior year and the property’s physical condition and use as of October 31. Anything that happened after those cut-off dates—market swings, renovations, storm damage—won’t be captured in that year’s notice. assessmentappeal.bc.ca+1

  • The roll is published months later. For example, the 2025 assessment information was released January 2, 2025 but is still based on July 1, 2024 market conditions—so it can lag fast-moving markets. BC Assessment

Why assessed value ≠ today’s sale price

  1. Lag effect (valuation date): Markets can shift significantly between July 1 and when you sell. BC Assessment itself notes private appraisals can be completed at any time, so they may differ from the value frozen at July 1. BC Assessment

  2. Mass appraisal (not a custom appraisal): Assessors analyze large sets of sales and apply uniform models to many properties at once to ensure province-wide consistency. That’s efficient and fair for taxes, but it can miss unique features that matter to buyers on your street. BC Assessment openly references its expertise in mass appraisal systems and tracks accuracy using Assessment-to-Sales Ratios (ASR) and uniformity via Coefficient of Dispersion (COD)—metrics for performance across groups, not a promise of a perfect price for a single home. BC Assessment+1

  3. Data scope & cut-offs: The model leans on sales data, permits, and known characteristics (size, age, garages, finish, etc.). Improvements without permits, nuanced interior quality, or micro-neighbourhood desirability can be under-reflected—especially if changes happened after Oct 31. BC Assessment+1

  4. Intended for equity, not negotiation: A market price is what a willing buyer and seller agree to today, factoring staging, marketing, timing, and terms. An assessment is primarily about relative equity among taxpayers. It aims to be accurate in aggregate, not tailored to every property’s current marketability. BC Assessment+1

The tax bill myth (and what actually changes your taxes)

A common misconception is, “If my assessment jumps, my taxes will jump by the same amount.” In reality, your bill depends on two things: (1) your municipality’s tax rate decision and (2) how your property’s change compares to the average change for similar properties in your community. If you rose more than average, you’ll shoulder a larger share; if you rose less, you may see a smaller increase. BC Assessment+1

BC Assessment reiterates this: it’s the relative change that matters, not just the size of your own change in isolation. BC Assessment

Key dates to know (so you don’t miss your window)

  • Assessment reflects: July 1 market value; Oct 31 physical condition & use. assessmentappeal.bc.ca+1

  • Publish/notice: Roll released in early January (e.g., Jan 2, 2025 for the 2025 roll). BC Assessment

  • First-level review: Property Assessment Review Panels (PARP) sit Feb 1–Mar 15. BC Assessment

  • Appeal deadlines: If unsatisfied after PARP, appeal to the Property Assessment Appeal Board (PAAB) by April 30. BC Assessment+1

When you should question your assessment

  • Your change is significantly higher than comparable homes in your class/area. (Differences under ~5% are often not significant.) assessmentappeal.bc.ca

  • The roll missed renovations or shows incorrect data (bed/bath count, living area, outbuildings). BC Assessment

  • Your home’s condition/use changed after Oct 31 and it materially affects value (e.g., major damage or improvements). assessmentappeal.bc.ca

What to use for pricing your home today

If you’re buying or selling now, lean on a current, property-specific market analysis—recent comparable sales, active competition, and strategy (presentation, timing, terms). That’s how we price to the market today, while your assessment remains a useful tax reference and equity check. BC Assessment

Frequently Asked Questions

Does BC Assessment equal market value?
It targets market value as of July 1 using mass appraisal methods, but it’s for tax equity and can differ from what a buyer would pay today. assessmentappeal.bc.ca+1

Why would my assessed value differ a lot from recent sales?
Time lag (July 1 date), mass-appraisal generalization, unpermitted or late-year changes, and street-level desirability can all create gaps. BC Assessment+1

If my assessment went up 15%, will my taxes go up 15%?
Not necessarily—what matters is how your change compares to the average in your class and your city’s tax rate decision. BC Assessment+1

How do I appeal?
Start with PARP (Feb–Mar). If needed, appeal to PAAB by April 30. We can help you evaluate whether you have a strong case. BC Assessment+1

Final Word

BC Assessment is essential for fair tax distribution, but it’s not a listing price. For real-time decisions in Surrey, Langley, Delta, White Rock, and Abbotsford, you need a current market analysis tailored to your property and neighbourhood. That’s where the Mansour Real Estate Group comes in—clarity on assessments, precision on pricing, and strategy that wins.

Will My Property Taxes Go Up If My Assessment Goes Up?

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December

28, 2025

Will My Property Taxes Go Up If My Assessment Goes Up?

Applies to British Columbia, including Vancouver and the Fraser Valley
Last updated: 2025-12-28

Every January in BC, people see their new assessment and assume a bigger tax bill is coming. It’s a normal reaction, especially in places like Vancouver, Surrey, Langley, Delta, White Rock, and Abbotsford where values can move fast.

The truth is simpler and usually less scary. Your assessment is only one input. What matters more is how your value changed compared to similar homes in your area, and how your municipality sets its budget. Mansour Real Estate Group helps homeowners connect these pieces before making selling, refinancing, or planning decisions.

Quick answers (the stuff most people actually want)

  • A higher assessment does not automatically mean higher property taxes in BC.
  • Your taxes are influenced by the tax rate and your share of the total tax base.
  • If your assessment rose less than the local average for your property class, your tax increase may be smaller than average.
  • If your assessment rose more than the local average, your share of the tax bill can rise.
  • Big tax jumps are often caused by budget increases, property class changes, or new construction, not the assessment number alone.
  • BC Assessment does not set tax rates, municipalities and other taxing authorities do.

Key terms, without the jargon

Assessed value: BC Assessment’s estimate of value as of a set valuation date, used to help calculate taxes.

Tax rate: The rate applied to your taxable assessed value (usually expressed per $1,000 of value), set by your taxing authorities.

Tax share: Your portion of the total tax burden, based on how your property’s value compares to others in the same class.

What usually happens when assessments go up

In BC, your property taxes are generally calculated by applying the tax rate to your taxable assessed value. But the tax rate itself is not fixed. Municipalities set budgets, then set rates to raise the revenue needed across the whole community. That’s why a large assessment increase does not automatically translate to the same percentage increase in taxes.

The part most people miss: it’s relative

Think of it like a pie that the municipality needs to collect. Your assessment helps decide how big your slice is. If everyone’s assessments rose by about the same amount, your slice might stay similar, even if the number on your notice jumped. If your property rose more than your neighbours, your slice can grow, and so can your tax bill.

When an assessment increase can lead to higher taxes

If your value increased more than the community average in your class: Your share can rise even if the overall rate drops.

If your property class changed: A change in classification can meaningfully change your tax rate and exemptions. This is one of the fastest ways for taxes to jump.

If there was new construction or a major renovation: New taxable value is often treated differently than general market movement, and that can affect the bill.

Practical decision paths (what to do depending on your situation)

1) Your assessment went up, but so did everyone else’s.
This often means your tax change is driven more by the local budget and tax rate than the assessment itself. Main upside: less reason to panic. Main risk: assuming “no change” without checking your class and exemptions.

2) Your assessment rose much more than similar homes nearby.
This is when it’s worth checking property details and comparable sales around the valuation date. Main upside: you might catch incorrect data or an outlier valuation. Main risk: focusing only on the headline number, not whether it’s actually wrong.

3) Your property classification or exemptions changed.
This can affect taxes more than market changes. Main upside: clear explanation is usually available on your notice or from the taxing authority. Main risk: missing a deadline for exemptions or grants that reduce your bill.

Where this doesn’t apply, and common mistakes

  • Assuming a 20% assessment increase means a 20% tax increase, it doesn’t work that way.
  • Comparing your home to a different property class (condo vs detached, residential vs farm, etc.).
  • Focusing only on the assessment value and ignoring classification, exemptions, and local budget changes.
  • Appealing solely to lower taxes, instead of checking whether the assessment is actually incorrect as of the valuation date.

Quick Q&A homeowners ask in BC

If my assessment goes up, do my property taxes automatically go up?
No. In BC, your taxes depend on the tax rate and how your assessment changed compared to similar properties in your area.

Why did my assessment rise but my taxes barely changed?
If your increase was close to the average for your property class, your share of the total tax burden may not change much.

Can my taxes go up even if my assessment stayed flat?
Yes. Taxes can rise if tax rates change or if the local budget increases.

Does BC Assessment set my tax rate?
No. BC Assessment determines assessed values, tax rates are set by taxing authorities.

What’s the fastest way to tell if I’m likely to pay more?
Compare your assessment change to the average change for similar properties in your area and property class.

Do exemptions and grants affect the amount I pay?
Yes. Eligibility for exemptions and programs like the home owner grant can change your net payable amount.

If I appeal my assessment, will that automatically lower my taxes?
Only if the assessed value is reduced and the change affects your taxable value. An appeal is about accuracy as of the valuation date, not a tax negotiation.

What should I gather before deciding whether to review my assessment?
Confirm BC Assessment’s property details and look at comparable sales around the valuation date for your neighbourhood.

If you want clarity before making a move

If you’re thinking about selling, buying, refinancing, or planning around equity, it helps to look at your assessment alongside current market evidence and your local tax context. Mansour Real Estate Group can help you interpret what the numbers mean, and what they don’t, so you can make a decision with less guesswork.

Related reads in this BC Assessment series

Why Is My Assessed Value Different From My Home's Market Value?
How Do I Appeal My Assessment If I Disagree With It?
What Are the Deadlines to Appeal My BC Assessment Value?
How Does BC Assessment Determine the Value of My Home?
Can I Appeal My Taxes Instead of My Assessment?

Official sources worth keeping handy

BC Assessment, Property Taxes and Your Assessment
BC Assessment, The Property Tax Equation
Government of BC, Property Assessment and How Value Is Used
Government of BC, Property Tax FAQs
Government of BC, Municipal Taxes and What a Tax Notice Includes

In Summary

In BC, an assessment increase does not automatically mean your property taxes will rise by the same amount. Taxes are shaped by the tax rate, local budgets, and how your assessment changed relative to similar properties in your area and property class. The useful question isn’t “Did my assessment go up?” It’s “Did my share change?”

About Mansour Real Estate Group

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, supports homeowners across Vancouver, the Fraser Valley, and the Lower Mainland. With over 22 years of experience and more than $780 million in completed transactions, the team provides valuation-driven guidance focused on timing, risk, equity protection, and complex real estate decisions.

What Are the Deadlines to Appeal My BC Assessment Value?

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December

14, 2025

What Are the Deadlines to Appeal My BC Assessment Value?

Applies to British Columbia, including Vancouver and the Fraser Valley
Last updated: 2026-01-02

In British Columbia, the property assessment challenge process runs on strict, date-based deadlines. If you miss the key date, you can lose the ability to challenge the assessment for that year, even if your reasons are valid.

This comes up every January across Vancouver, Surrey, Langley, Delta, White Rock, and the Fraser Valley. The safest approach is to assume the window is short and act early. Mansour Real Estate Group often helps homeowners sanity-check the numbers quickly, before the deadline pressure hits.

The short version, the dates you need

  • January 31 (every year): Deadline to file a complaint (Notice of Complaint) with BC Assessment for the first level of review (Property Assessment Review Panel, or PARP).
  • February 1 to March 15 (every year): PARP hearings take place on business days during this period.
  • April 7 (typical key date): PARP decision notices must be sent out before this date.
  • April 30, 2026: Deadline to file an appeal with the Property Assessment Appeal Board (PAAB), the second level of appeal, if you are appealing a PARP decision.

What the January 31 deadline actually means

In BC, you don’t “start” by appealing to a board. You start by filing a complaint with BC Assessment for the first level of review. The deadline for that filing is January 31 each year.

For the 2026 assessment cycle, the deadline is still Saturday, January 31, 2026. Because online filing is available during the January window, the fact that it falls on a weekend does not automatically create extra days. Treat January 31, 2026 as the finish line.

What happens after you file by January 31

If your complaint proceeds to a hearing, PARP hearings are scheduled on business days between February 1 and March 15. A decision is issued after the hearing process, and key dates published by BC Assessment include decision notices being sent out before April 7.

If you go to the second level, the PAAB deadline matters

If you are appealing a PARP decision to the Property Assessment Appeal Board (PAAB), you must file by the PAAB’s deadline. For the 2026 timeline published by PAAB, the filing deadline is April 30, 2026.

Where people slip up

  • Waiting until late January to pull comparable sales and confirm details.
  • Assuming the deadline moves because it falls on a weekend.
  • Mixing up taxes with assessment and filing without evidence tied to the valuation date.
  • Missing the second-level deadline after receiving a PARP decision.

Quick Q&A on deadlines

What is the deadline to challenge my BC Assessment value?
For the first level of review, the deadline is January 31 each year, filed with BC Assessment.

What if I file after January 31?
Your complaint is considered late, and it may not be heard unless the panel decides there are reasons to accept it.

Do I have to finish the first level before going to the second?
Yes. The first level is through BC Assessment and the PARP process. The PAAB is the second level.

What is the PAAB filing deadline for 2026?
PAAB’s published deadline for 2026 is April 30, 2026.

Do I still pay property taxes while I’m disputing assessment?
Yes. Taxes are still due as billed while a complaint or appeal is underway.

If you want to avoid missing the window

If your assessment looks off, the best move is to review your property details and pull comparable sales early in January, then decide whether filing by January 31 makes sense. Mansour Real Estate Group can help you pressure-test the numbers quickly so you’re not scrambling in the last week.

Related reads in this BC Assessment series

Why Is My Assessed Value Different From My Home's Market Value?
Will My Property Taxes Go Up If My Assessment Goes Up?
How Do I Appeal My BC Assessment If I Disagree With It?
How Does BC Assessment Determine the Value of My Home?

Official sources and resources

BC Assessment, Key Dates
BC Assessment, About Appeals (January 31 deadline)
Government of BC, Property Assessment Review Panels
PAAB, How to File a Property Assessment Appeal (April 30, 2026 deadline)

In Summary

For most homeowners in BC, the first and most important deadline is January 31, when a complaint must be filed with BC Assessment. If you go further, PAAB’s published deadline for the 2026 cycle is April 30, 2026. If the value looks wrong, start early in January so you’re deciding with evidence, not rushing against the clock.

About Mansour Real Estate Group

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, supports homeowners across Vancouver, the Fraser Valley, and the Lower Mainland. With over 22 years of experience and more than $780 million in completed transactions, the team provides valuation-driven guidance focused on timing, risk, and complex real estate decisions.

Why Is My BC Assessment Value Different From My Home’s Market Value?

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December

13, 2025

Why Is My BC Assessment Value Different From My Home’s Market Value?

Applies to: British Columbia (Vancouver, Fraser Valley, Lower Mainland)
Last updated: 2025-12-14

If you’ve looked at your BC Assessment notice and thought, “That’s not what my home would sell for,” you’re not alone. This comes up every year across Surrey, Langley, Delta, White Rock, Abbotsford, and Vancouver.

The key is that assessed value and market value are built for different jobs. At Mansour Real Estate Group, we help homeowners separate what the assessment number is meant to do (tax fairness) from what a buyer might pay today (market reality), so you don’t make a pricing, refinance, or appeal decision on the wrong reference point.

Quick Answers Homeowners Usually Need

  • Your assessed value estimates market value as of a fixed date, not today’s price.
  • BC Assessment uses a province-wide valuation system designed to be consistent across many properties.
  • Market value is what buyers pay now, and it can change quickly in the Lower Mainland.
  • A gap doesn’t automatically mean your assessment is wrong, it often means timing and method.
  • If you’re selling or refinancing, use a market-based value range, not only the assessment notice.

A Few Terms That Make This Click

  • Assessed value: BC Assessment’s estimate of your property’s market value as of the official valuation date, used for taxation.
  • Market value: The price a willing buyer and willing seller agree on in an open market at a specific time.
  • Valuation date (BC): The common date BC Assessment anchors values to, typically July 1 of the previous year.

The Biggest Reason: Your Assessment Isn’t “Today”

BC Assessment estimates the market value of most properties based on a common valuation date. That date is typically July 1 of the previous year, even though notices arrive later. When the market moves after that date, the assessment number won’t match what homes are selling for right now.

This is why you can see a gap in either direction. In a rising market, today’s sale price may be higher than the assessment. In a softer market, the assessment can look high compared to current buyer demand.

If you want the tax question next, read: Will my property taxes go up if my assessment goes up?

The Second Reason: It’s Built for Fairness Across Many Homes

BC Assessment has to value close to two million properties across the province. That means the process relies on consistent data, property characteristics, and sales evidence at scale. It’s not the same thing as a custom valuation for one home where someone weighs your exact renovation quality, layout feel, view, noise exposure, or curb appeal the way buyers do.

If you’re curious how the value is actually built, read: How does BC Assessment determine the value of my home?

When the Gap Is Usually Bigger in the Lower Mainland

  • Condos and townhomes: floor, view, exposure, and noise can change sale prices a lot within the same building or complex.
  • Heavily renovated homes: buyers price in design, workmanship, and “move-in ready” emotion.
  • Functional drawbacks: busy roads, odd lots, easements, steep slopes, or limited parking can pull market value down.
  • Fast market shifts: anything that changes demand quickly after the valuation date can widen the gap.

What to Do If You’re Stuck on the Number

  • If you’re just trying to understand taxes: compare your assessment to similar homes in your area, not to today’s listings.
  • If you’re selling or buying soon: base decisions on recent comparable sales and current competition, not only the assessment.
  • If you’re considering an appeal: focus on whether the assessment is out of line as of the valuation date, and whether similar properties are assessed lower.

If you’re heading toward an appeal, start here: How do I appeal my assessment if I disagree with it?
Then check deadlines here: What are the deadlines to appeal my BC Assessment value?

Common Mistakes That Cause Bad Decisions

  • Using assessed value as a listing price.
  • Comparing to a neighbour’s assessment without checking size, condition, and location factors.
  • Arguing “today’s market” when the issue is value as of the valuation date.
  • Assuming a higher assessment automatically means higher taxes for you personally.

Quick Q&A

Is BC Assessment supposed to match what my home would sell for today?

No. It estimates market value as of the valuation date, not today’s price.

What date is my assessed value based on in BC?

For most properties, it’s based on market value as of July 1 of the previous year.

Why can a bank appraisal differ from my assessment notice?

A private appraisal can be done at any time and may weigh features and condition differently than the assessment system.

Does a big gap mean I should appeal?

Not always. The strongest appeal cases usually show your assessment is inconsistent with similar properties as of the valuation date.

How We Help Homeowners Make the Right Call

When someone reaches out with an assessment question, we usually start by clarifying the goal. Is this about taxes, selling, refinancing, or an appeal? Then we compare your property to relevant evidence for the right time period and explain what would actually change the outcome. The aim is simple, fewer assumptions, clearer next steps, and less risk of chasing the wrong solution.

In Summary

Your BC Assessment value can differ from your home’s market value because it’s anchored to a common valuation date and calculated using a standardized system meant to keep taxation consistent across the province. Market value is what buyers will pay today, and that can swing based on timing, demand, and property-specific features that don’t always show up cleanly in assessment data.

Related Reads

  • Will my property taxes go up if my assessment goes up?
  • How does BC Assessment determine the value of my home?
  • How do I appeal my assessment if I disagree with it?
  • What are the deadlines to appeal my BC Assessment value?
  • What information does BC Assessment have about my house?

Official Resources (BC)

  • BC Assessment: Your Assessment Notice (valuation date overview)
  • BC Assessment: Market value and property assessment
  • Government of BC: Property Assessment Review Panels (first-level appeal)
  • BC Assessment: About appeals (two-level system)

About Mansour Real Estate Group

The Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, serves Vancouver, the Fraser Valley, and the Lower Mainland. With 21+ years and $750M+ in completed sales, we focus on valuation-driven advice, timing, risk, equity protection, and clear decision support across Surrey, Langley, Delta, White Rock, Abbotsford, and Vancouver.

The Impact of Personal Notes

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December

12, 2025

Written by: Buffini & Co

In the age of email/text and social media, staying connected through the written word has nearly become a thing of the past.

Why write a note?

  • It deepens personal connections
  • It shows you care enough to take the time
  • It will delight and surprise the recipient
  • Creates a tangible keepsake

We never know what someone is going through. In fact, over half of Canadians say they feel lonely at times. Receiving your note may make their day!

Set Reminders

Fill out a calendar or spreadsheet with important dates (birthdays, anniversaries, etc) for those you want to send a card to. Then, list out a few other reasons where a card would be appropriate. Keep that list handy as a way to jog your memory.

Hacks to Help you Start:

  1. Choose a meaningful card with a blank interior. (Inexpensive ones can often be purchased at discount stores or online.)
  2. Select a special pen to use (colour, tip, etc.).
  3. Take a few minutes to think about the recipient.
  4. What do they mean to you?
  5. What message do you want to share? It doesn’t need to be long – it’s the sentiment that counts.
  6. Don’t forget to add your return address to the envelope.

Hand Delivery adds a Special Touch!

Personal notes don’t always have to be mailed. Consider dropping them off at someone’s house or office with a small gift. Or, if it’s someone you work with, drop it off on their desk when they’re not there. They’ll be touched by your thoughtfulness!

The Ins and Outs of In-Law Suites

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December

12, 2025

Written by: Jamie Burke and Realtor.ca

n-laws: what are they best known for? The sometimes overbearing, meddling parents who mean well but can constantly interfere with one’s life?

However funny Ben Stiller’s 2000 film Meet The Parents was, the image of “in-laws” commonly seen in pop culture are more comedic stereotypes than accurate depictions of real life. More often than not, in-laws are supportive and loving members of the family.

As in-law suites continue to grow in popularity as an option for multigenerational living, we spoke to two experts—Aman Khurana, a REALTOR® with Oakwyn Realty, and Rima Martinez, an interior designer who runs their own studio, both in Vancouver, British Columbia—to get their take on the ins and outs of in-law suites.

Defining an in-law suite

“In most cases, an in-law suite is a separate, self contained living space with its own exterior access, kitchen, bathroom, and living room or sleeping area/room, at minimum,” says Khurana. Other popular names for in-law suites include secondary suites, nanny suite, and accessory dwelling units.

Sometimes an in-law suite is contained within the main home itself, such as a basement suite or the space above a garage; they can also be built as separate structures within a parcel of land, such as a laneway home. Depending on the municipality, in-law suites can vary in size and design.

Benefits of in-law suites

Having worked with a variety of residential spaces, Martinez has seen firsthand how in-law suites can promote multigenerational living.

“They allow families to stay together, share costs and support each other,” she adds. “I find coach houses are often preferred because they give everyone a little space.”

Khurana also understands why this housing type can be a good option for his clients:

“Secondary suites can provide several benefits ranging from offsetting mortgage or other expenses through rental income in a primary residence, by adding additional rental revenue in the case of an investment property, or by providing options for multi-generational families to live together in the same home while maintaining a certain level of separation and privacy between parties.”

The key factor to maximizing these benefits is mutual respect: clearly defined boundaries and understanding the need for separate spaces, while still enjoying life together.

What should you know before adding an in-law suite?

While adding an in-law suite isn’t as comprehensive as building an entire home from the ground up, it also isn’t as simple as just adding a new extension like in the video game, The Sims. Khurana encourages people to consider the following elements.

Work with qualified professionals 

Using a licensed architect or designer is always recommended to ensure any in-law suite will be approved by your specific municipality, with a liveable, functional layout. There are often legal requirements and permits required to make major additions to your home, and working with professionals helps ensure you’re being compliant.

Prepare a budget and stay within it

Working with a licensed contractor will help you determine your costs, aligning your budget to maximize the potential benefit of your newly-constructed suite.

In December 2024, the Government of Canada announced the loan limit of the Canada Secondary Suite Loan Program would increase from $40,000 to $80,000 as part of their federal goal of building four million new homes. Many cities throughout Canada have some form of secondary suite program currently in place, including, but not limited to, Vancouver, Calgary, Winnipeg, and Cape Breton.

“Be prepared to deal with any disturbances from the work that’s required to be completed,” adds Khurana.

Ask yourself: Who’s living here?

Despite the name, in-law suites aren’t always built with family in mind. In some cases, homeowners elect to have a tenant to help with mortgage expenses.

“Familiarize yourself with your province’s rental board guidelines to ensure you’re following all rules pertaining to renting a property in your province, to avoid any complications, fines, or unnecessary disagreements,” Khurana shares.

What design factors should you consider with an in-law suite?

Martinez advises to always keep accessibility in mind when planning for an in-law suite. Areas like hallways and bathrooms, for instance, might need modifications depending on the age and physical health of the people living in that space.

Creating opportunities for natural light to come in—especially in basement suites—can pose design challenges, depending on if your home is on a flat or sloped lot. Also consider how much storage space you need, taking into account the lifestyle and needs of the occupants.

“It’s always a challenge with smaller spaces”, adds Martinez.

How does a secondary unit affect resale value?

Whenever one of his clients considers adding an in-law suite, Khurana advises them not to automatically assume the addition will increase your resale value.

“Each neighbourhood has different demographics and therefore, preferences,” he comments. “For example, in some affluent neighbourhoods, adding a suite can actually diminish the value of the property due to privacy or other concerns, while in more price sensitive neighbourhoods or property types, the addition of a suite can be exactly what end users need to be able to afford the property, thereby, increasing the value.”

Adding an in-law suite or secondary suite to your home could be a great option to embrace multigenerational living, or even create an additional income stream. But before you embark on this project, make sure you understand the full scope of how much the project will cost, what the legal requirements are in your area, and whether the addition might affect your resale value in the future.

The Difference Between Being Pre-Approved and Pre-Qualified

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December

12, 2025

Written by Realtor.ca Team

re-approval and pre-qualification are common terms you’ll hear in the mortgage space. While both options can be a helpful first step toward securing a mortgage loan, there are some distinctions between mortgage pre-approval and mortgage pre-qualification that are critical for borrowers to note.

What is a mortgage pre-approval?

Pre-approval is a much more formal and lengthy process than a pre-qualification. It requires a comprehensive review of income, debts, and assets. Unlike pre-qualification, it calls for a “hard credit inquiry,” so it can temporarily lower your credit score.

“It’s pretty much a full-fledged mortgage application,” says Harpreet Singh, a REALTOR® with Avion Realty Inc. in Markham, Ontario, and former Financial Services Representative with CIBC. “You’re taking in all your documentation—your pay stubs, your savings account statements—into your bank and the bank will pre-approve you for a loan amount. The approval is usually good for three or four months.”

While pre-approval doesn’t necessarily guarantee a loan, it’s considered a serious step in the mortgage process, and can help homeowners to close on a home faster once they’re ready to buy. Additionally, the pre-approval process can help borrowers to identify and resolve any issues with their credit.

“Let’s say you have a car loan and you have $5,000 owing on it, or you had a credit card from a long time ago that you never made the payment on. Even if it’s a very small payment, it could impact your mortgage application,” says Singh. “With pre-approval, you can rectify all those mistakes beforehand.”

In a REALTOR.ca Living Room blog article debunking common real estate myths, REALTOR® Kevin Appl, in Saskatoon, Saskatchewan, told us one of the biggest misconceptions around real estate is that it’s OK to home shop without pre-approval.

“Why would you house shop without knowing your budget?” he said. “I’ve seen this several times when a client starts to budget creep and winds up falling in love with a property that a lender ultimately can’t finance for them. It’s heartbreaking. Plus, from the perspective of a REALTOR®, we’re unable to fully serve the client since we have no idea of a shopping range, as well as how competitive that buyer will be in a multiple offer situation without financing.”

What is a mortgage pre-qualification?

Pre-qualification is typically a brief process that involves going over the borrower’s financial situation. It can be a preemptive step in the home buying process, and is meant to help borrowers get a feel for the loan amount they might be able to secure.

“Pre-qualification is a very casual calculation. It’s usually verbal,” says Singh. “There’s no application in the system, and even if I’m checking your documentation, no third party is checking it.”

Although the lender may perform what’s called a “soft credit inquiry,” Singh says pre-qualification “has no implication” on the borrower’s credit score.

Since it’s simply a rough estimate, pre-qualification doesn’t guarantee the borrower will be approved for the loan amount quoted down the line.

Which option is right for you?

Generally speaking, Singh recommends his clients go the pre-approval route if they’re serious about their home buying plans. Getting pre-approved can give buyers a competitive advantage in a competitive housing market, and allow borrowers to lock in a more desirable loan amount in an uncertain rate environment.

That said, there are circumstances in which pre-qualification is the better option. For instance, if the borrower is simply sizing up their options, and isn’t planning to purchase for a number of months, or if they have concerns about their credit score.

“I’ll also move clients towards a pre-qualification phase if I think the application itself is very simple,” adds Singh.

In any case, whether you opt for pre-qualification or pre-approval, Singh recommends prospective home buyers work with an expert to assess which option—pre-qualification or pre-approval—is right for them. Beyond that, he cautions borrowers against holding information back when dealing with a mortgage agent.

“Buying a home is the biggest transaction of someone’s life, so it’s important to give as much information as you can to your mortgage agent,” he says. “In the end, your mortgage application is a story. The better you explain your story, the better off you’ll be.”

What Happens If My House Gets Foreclosed While I’m Living In It?

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December

11, 2025

What Happens If My House Gets Foreclosed While I’m Living In It?

Many homeowners in British Columbia stay in their home during the entire foreclosure process. That often leads to the same question: what actually happens if the house is foreclosed while you are still living there?

If you own a home in Surrey, Langley, Delta, White Rock, Abbotsford, or anywhere in the Fraser Valley, this guide explains what to expect, how much time you usually have, and how to avoid being forced out at the last minute.

This is information, not legal advice. Always speak with a lawyer about your specific situation.

Staying In Your Home During Foreclosure

In most BC foreclosure cases, you are allowed to stay in your home while the process works through the court. That usually includes:

  • The period of missed payments.
  • The demand letter stage.
  • The Petition for Foreclosure being filed.
  • The redemption period, if one is granted.

You do not usually have to move out the moment foreclosure starts. The key question is what happens when the property is actually sold.

What Changes Once the Court Approves a Sale?

In many BC foreclosures, the court eventually approves an offer through an Order Approving Sale. That order:

  • Sets the terms of the sale.
  • Sets the completion date.
  • Often sets the possession or vacancy date.

Once the sale completes and title transfers to the new owner, your right to stay in the home ends. At that point, you are expected to move out by the dates in the court order and sale contract.

Do You Have to Move Out Immediately?

Not usually. There is almost always a gap between:

  • The date the court approves the sale.
  • The completion and possession date.

This gap gives you time to:

  • Confirm your move-out date.
  • Arrange new housing.
  • Book movers and organize your belongings.

If you do not move out by the agreed date, the new owner can ask the court to enforce possession. That may lead to a bailiff attending the property, which you want to avoid.

Will Someone Show Up Without Warning?

In a typical BC foreclosure, you receive advance notice through:

  • Court documents.
  • Lawyer letters.
  • Closing dates in the sale paperwork.

It is rare for a lawful lockout to happen with no notice at all. Sudden lockouts usually follow a period where notices were ignored or misunderstood.

What About Utilities and Insurance While You Are Still There?

Until completion:

  • You are usually still responsible for utilities.
  • You should keep insurance in place to protect your belongings.
  • The lender may add insurance to protect the building if your policy lapses, then add the cost to what you owe.

If you are unsure who should be paying what, speak with your lawyer or the lender’s lawyer as early as possible.

Can You Still Sell While Living There?

Yes, in many cases you can still sell your home while living in it, even after foreclosure has started. This is often the smartest move if:

  • You still have equity.
  • The home is in reasonable condition.
  • You act before the court approves a final sale.

Selling before the court controls the process usually:

  • Protects more equity.
  • Gives you clearer move-out dates.
  • Reduces the risk of a forced lockout.

What If You Refuse to Leave?

If you refuse to leave after the sale completes and possession has been granted:

  • The new owner can apply to the court to enforce possession.
  • A court order can authorize a bailiff to remove occupants.
  • Your belongings may need to be collected under pressure or tight timelines.

This is stressful and avoidable in most situations. Planning your move early is a much better path.

How to Handle Things If You Are Still Living There

If you are still in the home during foreclosure:

  • Stay on top of all letters and court documents.
  • Write down key dates for hearings, completion, and possession.
  • Speak with a lawyer so you understand your rights and obligations.
  • Start planning where you will move next, even if things still feel uncertain.

Waiting until the last moment makes everything harder.

How Mansour Real Estate Group Helps

If your home is in foreclosure and you are still living in it, you do not have to wait for the court to decide your future. We help by:

  • Determining your home’s current market value and equity.
  • Advising whether a voluntary sale makes sense in your situation.
  • Listing and marketing the home while you still live there, in a respectful and structured way.
  • Coordinating timing with your lender and lawyer so your move-out lines up with closing, not chaos.

Our goal is to help you move on your terms, with as much equity and dignity as possible, instead of waiting for a forced outcome.

About Mansour Real Estate Group

The Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, is a top performing real estate team in the Fraser Valley. With more than 21 years of experience and over $750 million in completed sales, the group is trusted for divorce, estate, downsizing, and family related property transactions across Surrey, Langley, Delta, White Rock, and Abbotsford.

Related Reads

  • Do I Have To Move Out Immediately After a Foreclosure Judgment in BC?
  • How Long Do I Have Before the Lender Forecloses in BC?
  • Is It Possible to Sell My Home Before Foreclosure in BC?

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