Estate and Probate Real Estate Appraisals in Ontario

When a loved one passes away, real estate is often the largest and most complex asset left behind. For many Ontario families, a home isn’t just a financial figure—it’s a repository of memories. This emotional weight can make valuation sensitive, and sometimes contentious.

As a professional real estate appraiser, I provide more than just a number. I provide a clear, defensible, and unbiased opinion of value designed to:

• Protect the Executor from liability.

• Ensure absolute fairness among beneficiaries.

• Support legal and CRA compliance.

• Reduce the risk of costly family disputes.

What Is Probate in Ontario?

In Ontario, probate (formally applying for a Certificate of Appointment of Estate Trustee) is the legal process that confirms a will’s validity and grants the executor authority.

When real estate is involved, the reported value directly impacts:

1. Estate Administration Tax (Probate fees).

2. Capital Gains calculations.

3. Equalization among beneficiaries.

Crucial Note: A "guess" or an informal real estate agent's opinion is rarely sufficient for court or CRA purposes. It must be a documented professional appraisal.

Key Concepts: Dates and Taxes

Date of Death vs. Current Market Value

The most misunderstood aspect of estate appraisal is the Valuation Date. In most probate situations, you require the Fair Market Value as of the exact date of death, not today’s value.

• Retrospective Appraisals: If the death occurred months or years ago, I conduct a "Retrospective Appraisal," analyzing market conditions and comparable sales from that specific window in time.

Capital Gains Tax Implications

Upon death, assets are "deemed disposed" at fair market value.

• Principal Residences: Often exempt.

• Investment Properties/Cottages: Can trigger significant tax exposure.

• The Cost Base: The appraisal sets the "new cost base" for beneficiaries, impacting their future tax when they eventually sell.

Why an Appraisal Protects the Executor

Being an executor is a fiduciary duty. You are legally required to act in the best interest of the estate.

Scenario	Risk	The Appraisal Solution
Selling the Home	Beneficiaries claim it was sold too low.	Provides a "Fair Market" benchmark.
CRA Audit	Scrutiny over "low-balled" values.	Provides a defensible, professional report.
Family Buyouts	Siblings disagree on the "buy-in" price.	Acts as a neutral, third-party arbiter.

Specialized Valuation Scenarios

Not every property is a "standard" suburban home. I provide specialized analysis for:

• Highest and Best Use: Does the lot have severance or redevelopment potential?

• Rural & Farm Properties: Analyzing soil class, outbuildings, and environmental features.

• Commercial Assets: Valuation based on income streams and capitalization rates.

• Properties Needing Repair: Adjusting value for "deferred maintenance" or renovations needed at the time of death.

Common Mistakes to Avoid

1. Delaying the Valuation: Markets change quickly; get the appraisal done early.

2. Using a Realtor's CMA: A marketing strategy is not a legally defensible appraisal.

3. Ignoring Development Potential: You may be leaving money on the table for the beneficiaries.

4. Failing to Document: Without a report, you have no defense if the CRA or a beneficiary challenges you.

Peace of Mind in a Sensitive Time

Estate settlement is a significant life event. By choosing a professional, well-documented appraisal, you transition from uncertainty to clarity.

If you are an executor, lawyer, or accountant handling an Ontario estate, let’s ensure the valuation is handled with the precision and sensitivity it deserves.