A home appraisal is an independent, written opinion of what a property would sell for on a given date, prepared by a trained appraiser who inspects it and compares it with recent sales of similar properties. Lenders rely on appraisals to decide how much to lend; owners, executors, separating couples, accountants and courts rely on them whenever a value has to be defensible.

This directory lists real estate appraisers across Canada by city and by the kind of work they do. Listings are provided by the appraisers themselves. Designations are self-reported, and you should confirm them with the professional body before you hire.

By service

Mortgage and refinance appraisal

Appraisals for purchases, refinances and HELOCs. Most lenders order their own report, so ask yours first before paying for one.

Pre-listing and private sale appraisal

An independent value before you list or sell privately, from someone paid for the opinion rather than the sale.

Divorce and separation appraisal

Values for the matrimonial home at the date of separation and today, for a buyout, a sale or a court process.

Estate and probate appraisal

Date-of-death values for the final return and probate, and fair buyouts when one beneficiary keeps the home.

Capital gains and retrospective appraisal

Values on a past date for a change of use, a family transfer or a capital gains calculation your accountant has to support.

Commercial property appraisal

Income-based valuations of retail, office, industrial, mixed-use and development property for lenders, owners and buyers.

Rental and multi-unit appraisal

Houses with suites, duplexes to fourplexes and larger apartment buildings, including the market rent figure lenders ask for.

New construction and renovation appraisal

As-complete values for new builds and renovations, and the progress inspections lenders require before each draw.

Rural, farm and acreage appraisal

Farmland, acreages, rural homes and vacant land, where comparable sales are scarce and the details of the land decide value.

Condo appraisal

Condo and strata units, including pre-construction closings and assignments where the appraisal can land below the contract price.

Expert witness and litigation appraisal

Reports written for courts and tribunals, expert testimony, expropriation claims and reviews of another appraiser’s work.

Property tax assessment appeal

Independent value evidence at the province’s valuation date for residential and commercial property tax appeals.

What a real estate appraiser does

An appraiser inspects the property, records its size, layout, condition and features, researches recent sales of comparable properties, and adjusts each for the differences. For income-producing property they also analyse rents and expenses; for new or unusual buildings they may estimate the cost to build. The report explains how the value was reached.

The appraiser is paid for the opinion, not for the outcome. That independence is the point of an appraisal, and it is what separates it from a realtor’s market analysis, which is usually prepared to win a listing.

Appraisal vs assessment vs broker price opinion

A property tax assessment is a mass valuation of every property in a jurisdiction, made from statistical models at a base date set by the province. It is designed to distribute the tax fairly, not to price an individual home, and it often lags the market.

A broker price opinion, or a realtor’s comparative market analysis, is an estimate by a real estate salesperson, usually free and usually made to support a listing. It can be useful, but it is not an appraisal and is not prepared under appraisal standards.

An appraisal is an individual opinion by a trained appraiser, at a stated date and for a stated purpose, prepared under professional standards such as the Canadian Uniform Standards of Professional Appraisal Practice. An online home value estimate is none of these: it is an automated figure with no inspection.

Appraiser designations in Canada

In most provinces appraisal is not a licensed profession; the credentials that matter are professional designations. The main national body is the Appraisal Institute of Canada. Its AACI, P.App designation covers commercial and residential property; its CRA, P.App designation covers residential property. Candidate members are working toward a designation and sign reports under the supervision of a designated member.

In Quebec, the title évaluateur agréé (É.A.) is reserved to members of the Ordre des évaluateurs agréés du Québec. Some residential appraisers hold the DAR designation from the Canadian National Association of Real Estate Appraisers. Designations shown on this site are entered by the appraisers themselves and are not confirmed by us; check the member directory of the relevant body before you hire.

Common questions

How much does a home appraisal cost?

It depends on the type of report, the size and complexity of the property, its location, and how hard it is to find comparable sales. A condo in a busy building is at the simpler end; a rural property, a multi-unit home or a retrospective date is at the other. Ask for a quote that states the report type and effective date.

What do appraisers look for?

Size and layout, bedrooms and bathrooms, condition and quality of finishes, the age of major systems, lot size, location, and anything that sets the property apart. They compare it with recent sales of similar properties and adjust for each difference.

What is the difference between a home appraisal and a home inspection?

An appraisal estimates value. A home inspection examines condition, structure, roof, systems, to find defects. An appraiser notes condition as it affects value but does not test systems or look for hidden problems.

Is there such a thing as a free home appraisal?

Not in the strict sense. A free valuation from a realtor is a market analysis, and an online estimate is an automated model. Both can be useful starting points, but neither is an appraisal prepared by an independent appraiser under professional standards.

Can I use my own appraisal for a mortgage?

Usually not. Most lenders order their own appraisal from an approved panel or through an appraisal management company, with the lender as client. Ask your lender before you commission a report for financing.

Real estate appraisers in Canada