Manitoba property assessment appeals and tax updates

2023 Winnipeg property assessment appeals deadline

Property owners will start receiving their annual property assessment notices from the City of Winnipeg in early June.

2023 assessments are based on a valuation date of April 1, 2021. The effects of the pandemic were clear in several real estate sectors at that time. To ensure you and your tenants are not paying more than what is fair, it is critical that your assessment(s) be reviewed for accuracy. 

If you disagree with your property assessment from the City of Winnipeg, you have until June 28 at 4:30 p.m. to file an appeal. Due to this short timeline, our Winnipeg tax team is completing the preliminary analysis now so we can provide clients with prompt recommendations. Any reductions obtained on appeal for the 2023 assessment would typically also apply for 2024. Save now and continue to save later.

Important dates

• Valuation date - April 1, 2021

• Property assessment notices released - Early June 2022

• Appeal deadline - June 28, 2022

Did you receive your Request for Information (RFI)?

The City of Winnipeg Assessment Department recently sent requests for 2021 income and expense and rent roll information to owners of properties within City limits. It is imperative to fully reply to these requests to avoid the penalties for non-compliance on appeal.  

Here are four things to consider when completing your report:

1. Meet the deadline or request an extension

The deadline to reply to the 2021 request for information (RFI) is May 5, 2022.  However, if you believe that it will not be possible to have the report fully prepared by that date, you must send a written request for an extension to the Assessor.  Emails requesting an extension may be sent to 311@winnipeg.ca. Send the email to the attention of the Assessment & Taxation Department and reference the roll numbers and addresses for which an extension is requested.

2. Owner-occupants must reply

Although the standard forms included with the Assessor’s requests include tenant verification and rental income segments, owner-occupants must also reply to the requests for information. If you are an owner-occupant with no tenants, then the “Owner Occupied” box should be checked off and property operating expenses must be sent, as indicated on the questionnaire. 

3. Complete the COVID-19 Supplemental form

Be sure to fill out the COVID-19 Supplemental form when sending your reply.  This form was first introduced last year, and provides the owner with an opportunity to disclose the impact of the pandemic on the operations of the property. 

4. Beware of penalties for non-compliance

The Board of Revision and Municipal Board have been imposing penalties for non-compliance with the Assessor’s requests for information. The most severe penalty is the forfeiture of a full year’s tax savings on appeal.  This can be an exceptionally costly penalty if a significant reduction in the assessment is achieved on appeal. 

We can help you with any questions that you may have concerning the Assessor’s requests for information and invite you to contact us to review the forms as soon as possible. 

Frequently asked questions

How can I reduce the property tax notice?

Property assessment appeals are important in ensuring that a property’s tax burden is as low as possible. Among the things we look at to determine opportunities for assessment reductions and property tax savings:

• A full and thorough review of the assessor’s records and working papers

• Review and analysis of financial statements for the property, both current and historic (trending) 

• Focus on both the income and expense sides 

• Research and review of properties within the competitive set to ensure a fair and just relationship to the assessed values of other assessable property as provided for in Manitoba legislation

• Change in use of the property, in whole or in part

How do I know if my property assessment is fair?

The property must be assessed at its market value as of April 1, 2021 based on the economic conditions as of that date. The assessment should bear a fair and just relationship to the assessed values of other assessable property as provided for in Manitoba legislation.

Should I appeal my property assessment?

If you answer yes to any of the questions below, you should consider filing an appeal: 

• Has your assessment been reviewed/appealed recently?   

• Is your assessment in line with similar properties?   

• For owner-occupied properties, have non-assessable items, such as machinery, equipment, business value and other intangible items been incorrectly included in your assessment? 

How does the assessment appeal process work?

All complaints (appeals) must be filed directly with The City of Winnipeg Board of Revision by the deadline stated on your assessment notice. If the property is located outside of the City of Winnipeg, the appeal is filed with the Board of Revision of the relevant Municipality.

Will COVID-19 impacts be included?

Yes. 2023 assessments are based on a valuation date of April 1, 2021. The effects of the pandemic were clear in several real estate sectors at that time. 

How can Altus Group help with my commercial property tax appeal?

Our property tax teams in Manitoba will review your property assessment thoroughly and assess the following:  

• Was the correct assessment methodology applied? Note: there are different ways to evaluate the value of a property, such as income approach (office buildings, retail and industrial properties), direct comparison approach (residential), and cost approach (special purpose)   

• Is the assessment correct and equitable?   

• Was the appropriate interest valued?   

• Does the value include business enterprise or intangible value?

• Are non-assessable assets included in the value?

We will work with you to gather all your supporting evidence and prepare the required documentation to present at your Board of Revision hearing. 

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