Assessments | City of Lloydminster

Each year in February, the City of Lloydminster sends assessment notices to all property owners. The assessed value is placed on the property for taxation purposes.

If property owners have questions about their assessment, please contact the Assessment Department at Lloydminster.ca/assessmentform, by email to assessor@lloydminster.ca or by phone at 780-875-6184, Ext. 2146 (residential) or 780-875-6184, Ext. 2145 (non-residential).

Want to learn more about your notice? Click to view the Sample Property Assessment Notice for more information.

If you have questions, residential property owners are asked to call 780-875-6184, Ext. 2146, and non-residential property owners can call 780-875-6184, Ext. 2145.

Assessment values are reviewed annually. City assessors evaluate properties based on a number of variables including but not limited to:

Lot and home size
Construction quality
Finished basement
Location
Condition and age

How property taxes are calculated:

Find your Assessment Value here

Types of Assessments

Market value assessments are prepared using mass appraisal. This process values a group of properties as of given date, using standard methods and allowing for statistical testing. The assessor compiles, reviews and analyzes information for all legitimate real estate sale transactions. This results in the estimated value of your property.

Mass appraisal techniques allow assessors to accurately value a large number of properties in a time-efficient manner. Before an assessment can be prepared, property data must be collected. Accurate and complete property records lead to more accurate assessed values. The more accurate the assessed values, the more equitable the entire assessment system is.

The market value as shown on your 2023 assessment notice is based on a legislated valuation date of July 1, 2023, and reflects the physical condition of your property as of December 31, 2022.

Key Characteristics of Market Value

It is the most probable price
It is expressed in terms of a dollar value
It assumes a transaction between unrelated parties in the open market
It assumes a willing buyer and a willing seller, with no advantage being taken by either party

The primary valuation method used to value non-residential properties (ex. warehouse or retail space) is the income approach.

Market value is based on the rental income generating capability of the property. Rental income, operating expenses, maintenance costs and capitalization rates are analyzed to determine the market value of the property. The assessor will mail out Request for Information (RFI) forms to the property owner to collect the data that is required to complete the valuation process. If the property owner fails to complete this form, then the property owner may lose the right to appeal one’s assessment.

Complete the non-residential assessment Request for Information Form.

Supplementary assessments are prepared for any structures that are completed and/or occupied during the year that did not appear on the previous assessment notice. The supplementary assessment notice advises the owner of the additional amount of assessment that corresponds with the completion of the building. This supplementary tax is pro-rated based on the number of months the improvement has been completed.

Example - The Smith’s received their assessment notice in February 2024 for $200,000 that represented the value of their partially constructed home and land value as of December 31, 2023. The house is now completed in May 2024. The Smith’s will receive a supplementary assessment notice in October 2024 for the additional value.

$350,000 (total assessment value at 100% complete)

- $200,000 (partially constructed home and land value from February assessment notice)

= $150,000 (Supplemental Assessment) x 7/12 months (May – December) x Residential Tax Rate

= Supplementary Tax Levy

Assessment Inquires & Appeals

If you have questions concerning your property assessment or you feel that your assessment is inaccurate you can take the following 3 steps:

Contact the Assessment Department by filling out an inquiry form. The assessor may request to inspect the property to determine if an error was made. If the assessor agrees the original notice is not accurate, a corrected notice may be issued.

If after speaking with the assessor, you still feel that your assessment does not accurately reflect the market value of your property as of the valuation date, then there is a formal appeal process to file an assessment appeal. This is done through the municipality’s Assessment Review Board. Forms and information to file the assessment appeal can be obtained from the Assessment Review Board Clerk at City Hall or found below. The assessment appeal fee must be submitted with the complaint form and this fee is only refunded if the assessment is amended.

If you believe an error in law or jurisdiction has been made by the Assessment Review Board, you may appeal that decision to the Court of Queen's Bench of Alberta (CQB).

Note: An assessment complaint does not exempt you from paying your taxes by the due date or from late payment penalties.

Learn more about Lloydminster taxation and assessment by watching the video below or go to www.lloydtaxes.ca.