Certified Estate & Probate Appraisals
An estate appraisal is a certified opinion of a property’s fair market value as of the date of death. Executors use it for the deceased’s T1 terminal return, for Ontario estate administration tax on the Certificate of Appointment of Estate Trustee, and to divide the estate fairly among beneficiaries. Riverbend’s CRA, P.App. designated appraisers prepare CUSPAP-compliant estate reports for executors, estate lawyers and accountants across London and Southwestern Ontario.
Certified estate & probate appraisals you can count on
Accurate date-of-death valuations for executors, estate lawyers, and families. CRA-compliant reports for probate, tax filing, and estate settlement.
Losing a loved one is difficult enough without the burden of navigating complex tax and legal requirements. As an executor, you have a fiduciary responsibility to establish the fair market value of every property in the estate, and getting it right protects you, the beneficiaries, and the estate itself.
Riverbend Appraisals provides certified, CRA-compliant estate appraisals to help you fulfil your obligations with confidence. We work closely with executors, estate lawyers, and accountants across London and Southwestern Ontario to deliver accurate valuations on the timelines that estate administration demands.
Proudly serving London, Middlesex County, St. Thomas, Elgin County, Oxford County, and the surrounding Southwestern Ontario region.
When you need one
- Filing the deceased’s T1 terminal return, where the home is a deemed disposition at death
- Applying for a Certificate of Appointment of Estate Trustee and calculating estate administration tax
- Dividing the estate fairly when one beneficiary keeps the home
- Selling an estate property and setting a defensible list price
- The estate includes more than one property, such as a home and a cottage
What the report includes
- Fair market value as of the date of death, stated clearly
- An inspection of the property, or a documented approach if it has since changed or sold
- Historical comparable sales and market conditions at that date
- Adjustments explained in plain language for executors and accountants
- A reconciled opinion of value suitable for CRA and the courts
- The appraiser’s signed certification under CUSPAP
Why Riverbend
- Experienced with retrospective date-of-death valuations
- Reports signed by CRA, P.App. designated appraisers
- We work directly with your estate lawyer and accountant
- Multiple estate properties coordinated in one engagement
- Sensitive, patient communication with families
Which sales count depends on the date
An appraisal is valued as of a specific date. Drag the date to see which comparable sales an appraiser relies on.
Current appraisal: today’s market
Each valuation date needs its own report. If you need both a past and a current value, we coordinate both in one engagement.
Signed, certified and ready to file
Every report is written for the people who will rely on it, states the effective date clearly, and is signed by a designated appraiser.
- Clear effective date and purpose
- Comparable sales with explained adjustments
- Photographs and inspection notes
- The appraiser’s signed CUSPAP certification
Appraisal report
Subject property
- Purpose
- Estate: T1 terminal return and estate administration tax
- Effective date
- Date of death (retrospective)
- Intended users
- Executor, estate lawyer, accountant, CRA
- Standard
- CUSPAP
- Approach
- Direct comparison, with cost or income where applicable
Opinion of fair market value
Designated appraiser, CRA, P.App.
How an estate appraisal works
Share the details
Send the property address, the date of death and who the report is for: you, the estate lawyer or the accountant.
Fixed-fee quote
We confirm the scope, including any additional properties, and send a fixed quote before any work begins.
Inspection and research
We inspect the property and research sales and market conditions as of the date of death.
Your signed report
You receive a CUSPAP-compliant report ready for the terminal return, probate and distribution.
Estate appraisal questions
What executors, estate lawyers and accountants ask us most.
What is an estate appraisal?
An estate appraisal is a certified assessment of a property’s fair market value, prepared for the purposes of estate settlement, CRA tax filing, probate fee calculation, or distribution among beneficiaries. It is prepared by a designated appraiser under CUSPAP standards and provides a defensible opinion of value.
When is an estate appraisal required in Ontario?
An estate appraisal is typically needed when filing the deceased’s T1 terminal return (to calculate capital gains), when applying for a Certificate of Appointment of Estate Trustee (to calculate estate administration tax), or when beneficiaries need an independent valuation to divide the estate fairly.
What is a 'date of death' appraisal?
A date-of-death appraisal is a retrospective valuation that determines what the property was worth on the specific date the owner passed away. This is different from a current market value appraisal. The appraiser researches historical comparable sales and market conditions as of that date to arrive at an accurate fair market value.
How much does an estate appraisal cost in London, Ontario?
Every estate appraisal is quoted individually, because the scope of work depends on the estate. The main factors are the size, type, and location of the property; whether the valuation is retrospective to the date of death, which requires additional historical market research; whether the estate includes more than one property; whether the property is still accessible for inspection; and how quickly the report is needed for a CRA filing or probate deadline. Contact us with the property address and the date of death, and we'll provide a fixed-fee quote before any work begins.
How long does an estate appraisal take?
Standard turnaround is 2 to 3 business days from the property inspection. Retrospective valuations requiring extensive historical research may take slightly longer. Rush delivery is available for urgent filing deadlines. Contact us to discuss your timeline.
What documents should I provide to the appraiser?
Helpful documents include the property deed or title, the date of death, any recent property tax assessments, details of renovations or improvements, previous appraisal reports, and any legal documents related to the estate. The more information you can provide, the more accurate the valuation will be.
Can I use an old appraisal for estate purposes?
Generally, no. CRA and Ontario courts require that appraisals reflect the fair market value at the relevant date, typically the date of death. An appraisal completed for another purpose or at a different date will not meet these requirements. A new, purpose-specific appraisal is recommended.
What's the difference between an appraisal and a property tax assessment?
A property tax assessment (from MPAC in Ontario) is a mass-produced estimate used to calculate property taxes. It is not a precise opinion of fair market value and carries significantly less weight with CRA or the courts compared to a certified appraisal. MPAC assessments can differ significantly from actual market value, which is why executors, lawyers, and accountants rely on independent certified appraisals for estate settlement.
Do I need separate appraisals for multiple properties?
Yes. Each property in the estate requires its own appraisal. If the estate includes multiple residential properties (for example, a home and a cottage), we can prepare appraisals for all of them and coordinate the process for efficiency.
One less thing for the executor to worry about.
Send us the property address and the date of death. You will receive a fixed-fee quote before any work begins.
Other appraisal services
- Divorce & SeparationCourt-ready valuations of the matrimonial home, as of the date of separation or today.
- Estate & ProbateDate-of-death values for estate administration tax, executors and the final return.
- Capital Gains & CRAFair market value reports for change of use, deemed disposition and rental property sales.
- Mortgage & ResidentialLender-accepted appraisals for purchases, refinancing and private lending.
- Approved LendersThe banks, credit unions and lending platforms that accept our reports.
