Property Assessment

The Municipal Property Assessment Corporation (MPAC) conducts a province-wide Assessment Update every four years based on a legislated valuation date.  The valuation date, established by the Ontario government, is a fixed day on which all properties are valued. Once completed a Property Assessment Notice is mailed to every property owner in Ontario.

The last province-wide Assessment Update took place in 2016, based on a January 1, 2016, valuation date.  The Ontario government has announced that the 2020 Assessment Update has been postponed due to the pandemic.  Property assessments for the 2021, 2022 and 2023 taxation years will continue to be based on the fully phased-in January 1, 2016, current values (i.e., the same valuation date in use for the 2021 taxation year).

This means your property assessment remains the same as it was for the 2021 tax year, unless there have been changes to your property, for example:

  • A change to your property including an addition, new construction or renovation
  • A structure on your property was assessed for the first time
  • A change to your property’s classification
  • A property no longer qualifies as farmland, conservation land or managed forests
  • All or part of your property no longer qualifies to be tax exempt


Frequently Asked Questions (FAQs)

Every four years, MPAC updates the value of every property in the province as part of Ontario's assessment cycle. The current Assessment Update took place in 2016, based on a valuation date of January 1, 2016. These assessments were  applicable to the 2017-2020 property tax years and will continue for the 2021, 2022, and 2023 years due to the Pandemic postponement. 

MPAC's assessments provide the foundation on which municipalities base property taxes. Municipalities use the assessment base to calculate property taxes to pay for local programs and services, such as police and fire protection, waste management, roads, sidewalks and parks and leisure facilities.

To ensure consistency, MPAC values each property based on a legislated valuation date. For the 2016 Assessment Update, the valuation date is January 1, 2016. MPAC uses the valuation date as the common date for determining what a property could have reasonably sold for if purchased by a willing buyer as of January 1, 2016.

To establish a property's assessed value, MPAC analyzes sales of comparable properties in the property owner's area and all the key features that affect market value. This method, called Current Value Assessment, is used by most assessment jurisdictions in North America.

For residential properties, there are five major factors that generally account for 85% of a property's value:

  • Location
  • Lot Dimensions
  • Living Area
  • Age of the Property (Adjusted for any major renovations or additions)
  • Quality of Construction

Values for the 2016 Assessment Update are derived from market analysis, data collection and preparation, and property level reviews. 

For more information, refer to:

Residential property owners received their new assessment Notices over a 21-week period, starting on April 4, 2016.

The residential Notice mailing date for Township of Guelph/Eramosa was July 25, 2016.

The notice mailing date for Conservation, Farm and Managed Forest in Guelph/Eramosa was October 11, 2016.

The notice mailing date for Business Properties in the Township of Guelph/Eramosa was October 18, 2016. 

MPAC's property assessments provide the foundation on which municipalities base property taxes. Here is how it works:

  • Each municipality determines how much it costs to provide all the services in a community - such as waste management, parks, police and fire protection, roads, sidewalks and public transit.

  • Once that's done, the municipality takes all of the property values and determines tax rates for different property types to secure enough funds to provide these services.

  • This tax rate is then used to calculate how much property tax residents will pay to their municipality.

  • In addition to the municipal tax rate, the Province of Ontario sets the education tax rate, which determines the education tax portion of the property tax bill.

For more information, refer to:



Not necessarily. If the assessed value of a home has increased more than the average for the municipality, property owners may pay proportionately more in property taxes. If it has increased in value less than the average, property owners may pay proportionately less in property taxes.

Under the Assessment Act, assessment increases are introduced gradually over four years, for all property types. As such, market increases in assessed value between the January 1, 2012 and January 1, 2016 legislated valuation dates will be introduced gradually over four years (2017-2020). The phased-in values for your property are indicated on your Property Assessment Notice. The phase-in program does not apply to decreases in assessed value, which are introduced immediately.

Property owners should contact MPAC's Customer Contact Centre at 1-866-296-MPAC (6722), or 1-877-889-MPAC (6722) if they haven't received their Property Assessment Notice by the anticipated in home date.

Property owners should review their Notice, and ask themselves if they could have sold their property for the assessed value as of January 1, 2016. Next, they should visit, to learn how and why their property was assessed the way it was, and to compare their assessment with others in their neighbourhood. 

If property owners have questions, they can call MPAC's Customer Contact Centre at 
1-866-296-MPAC (6722), or 1-877-889-MPAC (6722), or visit a local MPAC office.
For more information, refer to:

AboutMyProperty™ is a secure, online, easy-to-use, self-serve website that allows property owners to learn more about how their property was assessed, see the information MPAC has on file as well as compare it to others in their neighbourhood or area.

Information on property values and market trends are also available through the site - free of charge.

Visit for more information and to use this service.

Anyone can access the site and learn more about how assessment works and market trends in their area/municipality. Both residential and non-residential property owners can access details about their property by registering and logging in using the Roll Number and Access Key on their Property Assessment Notice.

To register for AboutMyProperty™, you need the Roll Number and Access Key located on your 2016 Property Assessment Notice. If you own more than one property, each will have its own unique Roll Number and Access Key. After you register your first property - you can add additional properties through the 'My Profile' area located at the top of the homepage.

If you need help registering, contact MPAC at 1 866 296-MPAC (6722).

You can learn more about how your property was assessed, see the information MPAC has on file, as well as compare your property to others in your neighbourhood or area - free of charge.

  • Learn more about Market Trends in your area. Browse through the interactive maps to view information on residential sale price trends in neighbourhoods and municipalities across Ontario.

  • The 'How Assessment Works' section contains general information on how we assess properties, the five main factors that account for 85% of your property value, Ontario's property assessment system, and more.

You can also access the following information, for each of the properties you own:

  • A Property Profile Report available through 'My Property'. This includes detailed information about your property and more information about the five key factors that account for 85% of your property's assessed value.

  • Property Snapshots - as you browse through 'My Neighbourhood' you can access up to 100 snapshots of data on other properties in your neighbourhood or area. This snapshot 
    provides the following information: property address, year built, square footage, lot size, number of stories, Current Value Assessment, and sales information, if applicable.

  • Favourites Report - compare your property with up to 24 saved Favourites. This detailed report will help you compare your assessment to similar properties in your neighbourhood to determine whether your property's assessed value is accurate. The report can be downloaded and includes address, Roll Number, Current Value Assessment, sale and site information, as well as residential structural details (e.g. square footage). 

If property owners disagree with MPAC's assessment or classification of their property, they can file a Request for Reconsideration (RfR) and MPAC will review their assessment, free of charge. The deadline to file an RfR is included on each property owner's Notice.

There are two ways to file an RfR:

  • At Property owners will be able to attach documents, pictures and reports to accompany their RfR, as well as check the status of their request. They may also mail or fax their form to MPAC. Forms are available at

  • Write a letter to request an RfR. The letter should include the 19-digit Roll Number found on the Property Assessment Notice, the owner's full name, address and phone number, and the reasons why their assessment is incorrect, including any information they have to support their request.

Starting in 2016 (for the 2017 property tax year) property owners will have 120 days from the Issue Date of their Property Assessment Notice to file a free RfR, to ensure they receive a fair and consistent review of property assessment concerns. The Issue Date and the property owner's unique RfR deadline will be included on every Property Assessment Notice.

For more information, refer to:

MPAC will send a letter with the results of their review within 180 days (or less) of when the request is received. With more complex scenarios, MPAC may need more time (up to 60 more days) to reconsider a property assessment and complete the review. MPAC will contact the property owner if they need more time. Once a decision has been made, MPAC will mail a letter advising the owner about the outcome of their review.

If the owner disagrees with the outcome, they have the option to file an appeal with the Assessment Review Board (ARB), an independent assessment appeal tribunal of the Ontario Ministry of the Attorney General.

Property owners have 90 days after MPAC has notified them of its decision about the RfR to file an appeal with the ARB. The ARB has its own appeal process. For more information, please contact the ARB at 1- 866-448-2248 or 416-212-6349 or visit

To request that a property be eligible for the farm or managed forest classes or conservation land exemption, an RfR must be filed with the respective program administrator at the Ministry of Natural Resources and Forests or the Ministry of Agriculture Food and Rural Affairs.

For any other property type, property owners can choose to either file an RfR with MPAC or file an appeal with the ARB.

At an ARB hearing, the onus is on MPAC to prove the accuracy of the assessed value of a property. MPAC presents comparable sold properties as evidence and shares that information with the property owner prior to the hearing. The property owner presents evidence in support of their position.  Ideally, they should select properties that are similar to their property.