"As an Appraiser and active Real Estate Broker with 31 years experience , I understand that each home has a distinct set of value considerations. "
Do you require a professional, objective,and unbiased real estate appraisal? This service is intended for the client who requires a fully documented legal appraisal for the following purposes:
Partnership sale or buyouts
Mediation
Estate/Probate
Historical values
Net-worth assessments
Current Market Value
Listing for Sale
As a qualified appraiser, and active real estate broker of 30 years, I can provide you with a carefully researched, well-considered, current and clearly presented report.
Unlike "bank appraisers" who often see only the homes which they appraise, I am current in your neighbourhood market on a continuing basis.
"Bank appraisers" often work with a disclosed sale price and an "understanding of what is needed" when they appraise a home for financing. I approach real estate evaluation without prejudice or mandate.
I am aware of the specific market trends which affect your home on an ongoing basis.
I am versed in the value of improvements and deficiencies when comparing properties.
I understand fine shades of difference between specific locations.
My areas of expertise include homes and condominiums in the following neighbourhoods :
The Beach/Upper Beach,
The Hunt Club, Birch Cliff Village, The Bluffs,
Riverdale, Riverside, Leslieville,
East York, Playter Estates,Danforth Village,
Cabbagetown,
Moore Park, and Leaside.
What's Involved?
The process begins with a thorough on-site inspection of the property, requiring 45-60 minutes.
In the research stage, market conditions in the general area of the subject are reviewed. Sales activity for the specific property type in the immediate subject neighbourhood is then brought into focus.
Once a grouping of the most comparable homes is identified, informed adjustments are applied for a variety of factors: location, condition, size, lot size, improvements, mechanics, parking, landscaping etc.
After the adjustments are calculated, the general value range of the property is determined. Careful consideration of the property's specifics and current market conditions will lead to the final estimate of value.
The report is carefully reviewed before being released to the client, generally within 3-5 business days following the inspection.
All work is completely confidential.
My fee ranges between $350.00 (typical single family home)to $700.00, depending on the size and nature of the property as well as the number of "effective dates" of value being researched.
Please note that I do not appraise anything larger than a 2 family home and I do not appraise commercial property.
Payment for service is at the time of the initial inspection. Work will commence when the appraisal fee is paid.
You will receive a full appraisal report which includes selected comparable properties with adjusted values, a narrative discussion of adjustments, supporting documents, exterior photographs. Multiple copies are available on request.
Please Note:
I reserve the right to decline appraisal work if I do not feel able to provide a completely objective report.
It is important that the client does not refer to previous or anticipated evaluations.
The appraisal will not be undertaken unless the complete objectivity of the appraiser is maintained.
Michael Kavluk has been active in the real estate industry since 1979, and is a Broker and Appraiser with Bosley Real Estate Ltd.
He is an accredited market value appraiser (MVA), as recognized by the Canadian Real Estate Association and the Ontario Real Estate Association. This accreditation is also recognized by the Government of Canada (CMHC).
Past clients include: the Government of Ontario, Shell Oil, the Government of Australia, Royal LePage Relocation Services, Re/Max Relocations, The Royal Bank, numerous Toronto, law and accounting firms and hundreds of individual home owners and real estate agents.
Michael Kavluk BA MVA
Broker and Appraiser
Bosley Real Estate Ltd.
kavluk@sympatico.ca
