Glossary
oor structure and may have railings, benches and/or roof structure. Depreciation Loss of value from
any cause. DRCN (also known as Replacement Cost New Less
Depreciation) A value representing the 2023 (D)epreciated (R)eplacement (C)ost (N)ew of all
buildings located on a property as calculated using the procedures and tables from the Saskatchewan
Assessment Manual. Used in the Cost Approach to Value. Direct Sales A notation used by the City of
Regina to refer to properties whose assessments are calculated using the Sales Comparison Approach
to Value (also referred to as the Direct Sales Comparison Approach). E Education See Provincial
Education Property Tax Effective Year Built The effective year of construction of a structure. This
is used when major renovations have taken place and parts of the building now contain new material. eProperty See Assessment and Tax eProperty. eServices See
Assessment and Tax eServices. Exemption Under provincial legislation or the approval of City
Council, a property may have a portion or all of its assessment not used to calculate annual
property taxes. Statutory exemptions are provided in provincial legislation for properties such as
hospitals, schools and places of public worship. F Finished Basement Partitioned living areas built
in the basement. Fireplace The various types of fireplaces and wood-burning stoves, such as natural
gas, wood burning, masonry or prefab. Footprint The land surface area occupied by a building or
buildings. G Garage A building or structure used, designed to be used, or reasonably capable of
being used, for the storage of cars, trucks or other light vehicles that is constructed to a
similar construction standard as residential buildings or structures. As well, garages can be
structures that may be used as shops or sheds, but are constructed to a similar standard and size
as residential garages, with or without overhead garage doors. These buildings can be attached,
detached or built-in. H Hillside Design A property characteristic that can influence value, as
identified by analysis. Used in the Sales Comparison Approach to Value. I Improved Parcel A parcel
of land that contains a building. Income Approach to Value (also referred to as the " rental
income" approach) Approach for estimating market-value-based assessments that analyses the
anticipated future benefits or income from a property and converts this income into an estimate of
present value. Inventory Date This is the date on which all property characteristics, levy and
assessment information is pulled from the taxation and assessment system. J K L Land Value The
value of a property’s land, based on the average 2023 market conditions, which may be adjusted due
to items such as services to lot, street type and/or size of lot. Used in the Cost Approach to
Value for improved properties and in the Sales Comparison Approach to Value for vacant land.
Laneway Charge A special tax charged to owners of properties that border laneways (gravel and
paved) for the purpose of funding maintenance. Each year, the City does maintenance work on a
priority basis by assessing the condition of all alleys. Levy Refers to the current year billing of
general taxes calculated using the taxable assessment, mill rate and mill rate factor, which is
calculated by the following formula: Taxable Assessment X Mill Rate X Mill Rate Factor ÷ 1000 =
Property Taxes Lien year The year in which an account in tax enforcement had a lien placed on the
property due to unpaid levies. Local Improvements Work that benefits a few specific homes, and is
paid for by billing those property owners directly for some or all of the cost. Examples are set by
a bylaw, and they include: Sewer and water main installation or replacement Sidewalk installation
or replacement Curb and gutter installation or replacement Road or alley paving Alley lighting Lot
Size (also known as Parcel Area) The total square footage of a property’s lot as determined using
the City’s Geographical Information System. M MAF (Market Adjustment Factor) When using the Cost
Approach to Value, the influence of the real estate market is reflected in an assessment through
the application of an applied "market adjustment factor." To determine the Applied MAF for an
entire valuation neighbourhood when assessing properties using the Cost Approach to Value,
assessors first determine the Calculated MAF of each sale in that valuation neighbourhood (Building
Residual divided by the 2023 Replacement Cost New Less Depreciation
building value). The median (middle) of the Calculated MAF is the Applied MAF. MAF Group A grouping
of similar properties based on physical characteristics. MAF Group Sales All sales of properties
within a MAF group, sorted by applied MAF. Multiple applied MAFs indicate that one or more
stratifications exist within the MAF group based on geographic locations. Mailing Address Update Anew mailing address provided by the owner of the property. Market
Building Class (also known as Building Class or Building Description) The predominant type of
building constructed on a property. Market Area Through sales and inventory analysis, the City's
Property Assessment Services Branch is able to group residential properties that are similar in
age, size, location and value into distinct Market Areas. Properties in these areas are further
grouped into valuation neighbourhoods. On the Assessment and Sales Statistic Page, the Market Area
Profile provides an overview for a particular group of properties within one of the six market
areas. This information describes the property group's characteristics and compares the
similarities and differences in assessment change for the property group in different areas
(city-wide, market area and valuation neighbourhood). Market Model A group of properties used in
the market analysis. The market model applied to a property is the most appropriate model based on
comparability of the various models Market Valuation Standard The standard that is achieved when
the assessed value of a non-regulated property: is prepared using mass appraisal; is an estimate of
the market value of the estate in fee simple in the property; reflects typical market conditions
for similar properties, and; meets any quality assurance standards established by order of the
agency. Marshall Valuation Service This is the version of the Marshall Valuation Service published
by Marshall & Swift L.P., as of the January 2023 service update. The Marshall Valuation Service
is used to determine replacement costs for the majority of commercial properties valued using the
Cost Approach to Value. Mass Appraisal The process of preparing assessments for a group of
properties as of the base date using standard appraisal methods, employing common data and allowing
for statistical testing. Median Adjusted Sales Amount The mid-range value of sales for a specified
property type (i.e. residential) in a specified area (city-wide, market area or valuation
neighbourhood). Median Assessment The mid-range value of a specified property type (i.e.,
residential) in a specified area (city-wide, market area or valuation neighbourhood) in the year
specified. Median Lot Size The mid-range value of the size of a lot for a specified property type
(i.e., residential) in a specified area (city-wide, market area or valuation neighbourhood). Median
Total Living Area The mid-range size of the total living area of a residential property in a
specified property type in a specified area (city-wide, market area or valuation neighbourhood).
Median Year Built The mid-range age for a specified property type in a specified area (city-wide,
market area or valuation neighbourhood). Mill Class See Property Class Mill Class Percent The
portion of the property that is assessed for a given mill (property) class. 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. Minimum Tax A minimum amount of tax, established at the discretion of City Council, with
respect to any land and improvement. Under a minimum tax system, the municipal property tax
calculation is: (Taxable Assessment X Municipal Mill Rate X Mill Rate Factor)÷1000 = Municipal
Taxes The result of this calculation is compared with the established minimum tax. If the
calculation is lower than the minimum tax, the minimum tax amount is applied to the property. If
the calculation is higher than the minimum tax, the calculated amount is applied to the property.
Minimum tax can only be applied to municipal taxes (not to school or library portions). Multiple
Regression Analysis (MRA) MRA is a statistical technique that analyses market (independent)
variables, such as lot size, building size, building quality and location, and then predicts the
value of a single (dependent) variable, that being sale price (market value). MRA is commonly used
in the Sale Comparison Approach to Value. N Number of Parking Stalls The number of parking stalls
in Parkade property type. Number of Properties The number of tax accounts found within a specified
area (city-wide, market area or valuation neighbourhood) that were analysed. Number of Sales The
number of sold properties found within a specified area (city-wide, market area or valuation
neighbourhood) that are used in analysis. O Open Space A property characteristic that can influence
value as identified by analysis. A property must be backing or flanking onto an open space for this
characteristic to potentially influence value. Used in the Sales Comparison Approach. Open Veranda
An open extension attached along the exterior of a building or structure. Other Types The
percentage of properties in the specified area (city-wide, market area or valuation neighbourhood)
that are not in the other groups displayed. This includes 3- or 4- level split properties. Found on
the Assessment and Sales Statistics page. ...
Neighbourhood Phasing Maps
View the yearly development updates within new residential neighbourhoods.
Building Permit Application
A Building Permit Application Form is required as part of your building permit submission package.
Alterations, Conversions and Tenant Improvements
t in commercial, industrial, and institutional buildings. Changes proposed to existing buildings or
changes to the business activity that result in a new building code
occupancy/use or occupant load require a permit. Even if there is no construction planned, a
building or development permit may be required. ...
Winter Maintenance Road Category Map
The City plows snow according to priority categories. View the Winter Maintenance Road Category Map for systematic plowing and ice control.
Landlord Termination Form
Complete this form to cancel an existing Landlord Agreement for water, sewer, storm drainage and recycling.
Commercial Zoning Bylaw Analysis
The Commercial Building Permit Zoning Bylaw Analysis Form is required for new buildings or substantial additions.
Drop-in Activities
View the Live Daily and 7-Day Schedules and admission fees for our
three leisure centres.
Revised Public Notice - 2340 Windsor Park Road
View the Proposed Development happening at 2340 Windsor Park Road
Public Notice - 4125 & 4129 Queen Street
View the proposed development happening at 4125 & 4129 Queen Street
