2021 was a revaluation year and property assessments were updated to reflect property values as of January 1, 2019.
Video Transcript
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So, you’re probably wondering how your property value is calculated. |
Illustrated city skyline fades in. Photos of homes rise into frame from bottom of screen. |
Well, property values are updated every four years in a process called 'Revaluation.' The next revaluation year is 2021. |
Question marks appear above homes. Text reading “Revaluation” appears on screen. A calendar slides in from right of screen, and pages flip by until they reach 2021. |
The estimate you receive is meant to reflect your property’s market value based on sales and rental rates. |
Photos of buildings on an illustrated street appear. Property valuations pop up above each of the buildings. |
Specifically, market values as of January 1, 2019. |
Buildings leave screen and are replaced by text reading “January 1, 2019”. |
That means any impact COVID-19 may have on market values will not be reflected in your 2021 property valuation. |
Animated illustrations representing COVID-19 appear on screen, and are then are crossed off. |
The assessed valuation takes into consideration a variety of things—like your property’s condition, location, and improvements or upgrades you may have made. |
Photos of homes on an illustrated appear. Text reading “Front addition”, “Shingles replaced” and “New kitchen” appear above the homes. |
Your property value helps determine the amount of property taxes you must pay. However, it’s only one part of the equation. |
A bucket with the title “Tax Equation” appears on screen. Five other phrases appear around the bucket: “Taxable Assessment”, “Provincial Education Mill Rate”, “Mill Rate Factor”, “Library Mill Rate” and “Municipal Mill Rate”. One by one each of these phrases is placed into the bucket. |
To understand the impact of revaluation, we must also understand mill rates. |
The phrase “Municipal Mill Rates” appears on screen. |
We calculate the City of Regina’s mill rate by first identifying how much property tax revenue is needed for the City budget. |
A graph appears on screen, displaying information about tax revenue required for services such as fire, waste, recycling & transit. |
Then, we add up the values of all taxable properties in Regina and divide it by the amount of tax revenue needed to give us the mill rate. |
Illustrated skyline and street with photos of buildings appears on screen. Buildings have property valuations listed above them. |
So, let's say the total value of 70,000 properties is about 25 billion and the City needs $265 million in property tax revenue for its budget. That results in a mill rate of 10.6. |
An equation appears on screen with the buildings. Equation states “Municipal Mill Rate = $265M/25B x 1000 = 10.6” |
Now let's say after revaluation, the total value of properties changes to only 24.5 billion but all the other factors remain the same. Then the mill rate changes to 11.05. |
Property valuations on center and right building are adjusted. Equation is adjusted to read “Municipal Mill Rate = $265M/24.5B x 1000 = 11.05” |
This mill rate is then applied, along with other tax tools approved by Council, to your 2021 property assessment value. |
An assessment form appears on screen, with “Mill Rate 2021” stamped on the bottom right corner. |
But what does this mean for you? Well, if your property is valued at 150 thousand, we apply the mill rate to it to find the amount of tax you owe. In this case, with a mill rate of 11.05, your levy would be $1,650. |
A home appears on screen with a property valuation of 150,000 above it. An equation appears, which reads “150,000 x 11.05/1000 = $1,650* municipal portion only” |
It’s important to remember, though, that the amount of property tax you pay will not always directly correlate with the increase or decrease in property value you may see. The mill rate is revenue neutral, meaning it doesn’t collect any more or less revenue for the city. Individual property taxes may increase or decrease if that property’s assessment changes more than the rest of the city on average. |
“Municipal Mill Rate 2021” appears at the top of the screen. A chart outlining the property valuations of different buildings shows certain buildings go higher while others go lower. |
So, to recap, your property assessment provides us with an estimate of what your property is worth as of January 1, 2019. Applying our mill rate to your assessed property value gives us your property taxes. |
A photo of a single home on an illustrated street appears. A small stack of illustrated coins appears above the house, followed by a stamp reading “January 1, 2019” |
Property taxes help us pay for things like roads, facilities, parks and recreation, and public safety. |
An illustrated scene appears, featuring a road, municipal facilities, a park and a fire truck driving by. |
All of these pieces work together to help provide the City of Regina with the funds necessary to build a stronger, better future for our city—and for you. |
An illustrated street scene picturing photos of houses appears. |
Visit Regina.ca/revaluation to view your property info, or to find more information. |
Text appears reading “Visit Regina.ca/revaluation for more information”. City of Regina logo. |
What Does this Mean for My Property?
It means that the assessed value of your property may have change. Based on market conditions as of January 1, 2019, the majority of Regina properties experienced a decrease in their assessed property values and the City’s total value of assessed properties also decreased.
The City of Regina updated its mill rate to reflect the updated property values, this mill rate was used in the calculation to determine property taxes.
A decrease in property value does not mean a decrease in property taxes. Individual property taxes may increase or decrease if that property's assessment changes more than the rest of the city on average.
Revaluation Timeline
- Valuation models updated - Spring/Summer 2020
- Estimate letters - August 2020
- Notice of Assessment - January 2021
- Period to appeal assessment - 60 days
- Council determines Tax Policy - Early 2021
- 2021 Property Tax Notices - May 2021
Learn more about commonly used terms in the revaluation process.
Assessed Value: The 2021 assessed value reflects the value of your property as of January 1, 2019, which also considers property characteristics such as overall condition, location, and improvements/upgrades made to your property.
Taxable Assessed Value: A value to which a mill rate and mill rate factor are applied to arrive at a property's taxes. This value is arrived at by multiplying the assessed value by the provincial percentage.
- Assessed value X Provincial percentage = Taxable Assessment
- Taxable Assessment X Mill Rate X Mill Rate Factor ÷ 1000 = Property Taxes
Provincial Percentage: A percentage established by the Province for each property class. Assessed value is adjusted by this provincial percentage to arrive at the taxable assessment used to calculate your taxes.
Tax Policy: A policy direction adopted by City Council to manage and apply taxes to the various properties within its jurisdiction. Tax policies can impact the amount of taxes a property owner pays. During a revaluation, City Council reviews its current tax policies and any other tax policy options available. Council then decides which tax policies to adopt. Examples: Phase-in, Base Tax
Tax Phase-In: The process to phase in tax changes resulting from revaluation, established at the discretion of City Council. Tax phase-in plans can be up to four years, can be different for each property class or subclass, and can be different for tax increases and decreases.
Phase-in cannot be applied to changes in the tax rate resulting from the annual budget or changes to a property's assessment because of new construction, renovations or demolitions.
Mill Rate The tax per dollar of assessed value of property. The rate is expressed in "mills", where one mill is one-tenth of a cent ($0.001). Mill rates are set by each taxing authority to raise the revenue required by their budget.
Mill Rate Factors A factor applied in tax calculations in order to redistribute the amount of total taxes paid by property classes and subclasses according to the tax policies approved by City Council. A mill rate factor does not increase or decrease the total amount of taxes collected annually, but can change the amount of tax collected from each property class or subclass.
For more terms related to revaluation and property assessment see Glossary.
Find answers to your most commonly asked questions including video responses from our Assessment department.
What am I supposed to do with the estimate letter?
The City sends estimate letters in advance of the official Notice of Assessment so you have time to understand how your property value and tax bills may change. We encourage you to view your property information to make sure we have the correct information on your property.
Where can I review my property information?
You can view your property information at any time by visiting our Property Search tool. Here are a few things you should check:
- Whether we listed the correct primary property characteristics like location, size, or age.
- Did we miss any unusual things about your property that would affect its value (structural issues, location, etc.)?
- Are the assessments of similar properties in your neighbourhood similar to your assessment?
- Is your property’s assessed value comparable to the sale price of similar properties in your neighbourhood as of January 1, 2019.
Why is the estimated assessed value of my house so different from what houses in my neighbourhood are selling for?
It is important to remember the 2021 revaluation is based on a valuation base date of January 1, 2019. The current sale prices of homes in your neighbourhood are a reflection of the current market values. Property sales occurring after January 1, 2019, will be considered for the future 2025 revaluation.
Why is my neighbour’s house, which is bigger than mine, assessed lower?
The square footage of a property is only one of many components that add to the assessed value. Other aspects of your property like the overall condition or recent upgrades, can affect its value. Please review your property to ensure we have accurate information. If you’d like to speak to an assessor about your property, please call 306-777-7000, option 2.
How will my property tax be impacted?
Revaluation is revenue neutral. When the City plans the annual budget, it’s determined how much property tax revenue will be needed. The City’s budget decisions could increase or decrease the actual tax bill.
What does revenue neutral mean?
Revenue neutral means that the City is not raising your property tax to create extra revenue. The goal is to keep revenue consistent. The mill rate is adjusted so that the total levy for the City of Regina is the same as it was in the previous year.
How come my estimate says my taxes are going up so much?
There are a few reasons why your taxes could go up. Firstly, when the City plans the annual budget, we determine how much property tax revenue we’ll need. The City’s budget decisions could increase or decrease the actual tax bill. Secondly, every property is different. Physical changes like additions or improvements can change the value of property over time.
Why are my taxes higher than my neighbours’?
There are no two properties that are identical; resulting in some properties being assessed higher or lower than others. The assessment value is based on specific property characteristics which influence the assessment: total living area, quality, condition, garage, basement finish, etc.
Please review your property information on Regina.ca to ensure we have the most current information on your property.
How has COVID-19 affected the 2021 revaluation?
Any impacts to property values will not be reflected in the 2021 revaluation, the COVID-19 pandemic happened after January 1, 2019, which means that it didn’t affect property revaluation. making assumptions?
Why are no school levies shown on Regina.ca?
The Government of Saskatchewan hasn’t yet announced the funding and tax policy for education property taxes. The Province will announce education property tax mill rates in spring 2021 when the provincial budget is set. Once the province announces these, the City will post the impact on Regina.ca.
For questions about school tax, contact the Province of Saskatchewan at 1-866-984-8577 or visit Saskatchewan.ca.
When will I know what my actual tax bill is?
Tax notices are generally mailed in mid to late May.
Can I phase-in these changes?
Phase-in is a tax policy decision made by City Council. Tax policy decisions will be considered by Council in early 2021.
How do I appeal my assessment?
You can find this information on the Property Assessment page. Before filing an appeal, we encourage you to talk to an assessor about your concerns. Property assessors can explain your assessment in detail and describe how they arrived at the calculated assessment. Please call 306-777-7000 and select option 2 .
How does an appeal work?
If you think there’s a mistake in your assessment, we encourage you to speak to an assessor.
There are a number of categories that can be appealed to the Board of Revision based on a few things like:
- Property valuation
- Property classification
- Exemption
- Preparation or content of the Assessment Roll
- Preparation or content of your Notice of Assessment
You can find appeal forms on Regina.ca. The deadline for filing an appeal is 60 days from the date we mail out your Notice of Assessment
Can I appeal my tax bill?
No, but you can appeal the assessed value of your property that’s noted on your Notice of Assessment.
What if I don’t use all City services? Can I get lower taxes?
City of Regina property taxes fund the services that all Regina residents have access to each and every day. This includes police, fire and protective services, parks, recreation and cultural facilities, transit and roadways, and garbage and recycling collection. While some residents may not directly access or use some services, the cost of the services is distributed among all taxpayers.
Do I have to pay my taxes if I am appealing my assessment?
In order to avoid penalties, it is important to pay your property taxes by the payment deadline. If, after your appeal, the Board of Revision decides to lower your assessment, an adjustment will be made to your tax account and you’ll receive an amended tax notice with a new tax amount. Any credit in your tax account is eligible for a refund upon request.
Why don’t I get more services for the higher taxes I pay?
Property taxes aren’t directly linked to the amount of services you use or receive. Property taxes are for services that benefit all Regina citizens. For example, property owners might never need the Fire Department or Police Department, but they still help pay for the service. Property tax is only one source of the total revenue collected by the City of Regina.
Why do I pay school taxes when I don’t have children or am a senior?
Education benefits the entire community. When the people of a community can go to school, the entire community is more prosperous. For that reason, the costs of education are the responsibility of everyone. Provincial legislation specifies that municipalities collect the money for schools. The Provincial Government does offer a program to help seniors by providing a repayable loan for the education property taxes. More information on that program can be found on the Government of Saskatchewan website.
Property taxpayers contribute toward services for all Regina citizens, even though they might not use all of those services themselves. For example, taxpayers who don’t own cars still contribute toward building and maintaining our roads.
Why don’t we have user fees for City Services?
Actually, some City services do have user fees. The costs for water and sewer service, for example, are paid for by user fees. Other services, like rec centers, are funded by a mixture of user fees and tax dollars. The City reviews and adjusts user fees every year during the budgeting process.