Innovation in Action: Modernizing Valuation for a Changing World
Photo credit: Braeson Holland
Spring 2025
Issue #6.1
Insti-News is published by the Institute of Municipal Assessors with assistance from the Communications Services Committee, chaired by LoriAnn Seethaler, M.I.M.A.
Any opinions or recommendations expressed in this issue are those of the contributors and do not necessarily reflect the views of the IMA.
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President’s Report
Welcome to the Innovation in Action: Modernizing Valuation for a Changing World edition of Insti-News . As our profession evolves, the need for collaboration, modernization, and knowledge-sharing has never been greater. At IMA, we continue to strengthen connections across the industry—fostering partnerships, engaging in national conversations, and supporting members as they navigate the future of property assessment.
One of the most exciting opportunities to bring our industry together is our upcoming Beyond Boundaries conference in Ottawa this June. This national event will provide a platform for in-depth discussions on critical topics such as the impact of natural disasters on valuation, ethics in assessment, and best practices across jurisdictions. Scott Powell’s article in this issue underscores the importance of national collaboration and breaking down silos—reinforcing why we must work together to strengthen the profession.
It’s been inspiring to see our members embrace these opportunities—whether by participating in our symposium, mentoring new professionals, or preparing for our national conference. The recent Embracing Global Innovation symposium with IPTI brought together over 280 professionals to explore AI, machine learning, and modernization in valuation. John Watling’s article in this issue provides an excellent recap of the symposium, highlighting key insights on AI’s role in valuation, the impact of big data, and the evolving responsibilities of assessment professionals in a technology-driven world.
Our Districts continue to be a vital part of IMA, providing local engagement and professional development
Carlos Resendes M.I.M.A. IMA President
opportunities. This issue includes updates from our Districts, including the exciting news of our newly established Nova Scotia and New Brunswick Districts. These new Districts will strengthen local representation and ensure members in these regions have a stronger voice within IMA. Additionally, our District meetings— whether in-person, virtual, or hybrid—continue to offer valuable learning and networking experiences. Be sure to check the Events section of our website for details on upcoming District meetings, including our combined District meetings in April and May, and an in-person gathering in June.
This issue of Insti-News also highlights important ideas shaping the future of our profession. Our interview with Rebecca Vorstermans explores how assessment professionals can balance tradition with modernization, adapting to evolving stakeholder expectations and new technologies. We also examine farmland valuation, highest and best use considerations, and the ongoing reassessment challenges faced by municipalities like the City of Vaughan. These insights illustrate how jurisdictions across Canada are managing change while ensuring fairness and accuracy in property valuation.
I encourage you to not only read this issue but to share your insights—whether by joining the discussions at Beyond Boundaries, submitting an article for future editions, or reaching out to fellow members to build new connections. Thank you for being part of this growing and engaged community.
Enjoy the read, and I look forward to seeing many of you soon!
Carlos Renendes, M.I.M.A. IMA President
Executive Director’s Update
One of my favourite things about IMA is the way our community is constantly adapting, learning, and supporting each other. This edition of Insti-News Innovation in Action: Modernizing Valuation for a Changing World reflects that spirit, showcasing the voices, insights, and innovations that are shaping our profession. From education and mentorship to digital transformation and AI-driven valuation, we are committed to equipping our members with the tools and opportunities they need to succeed.
A key focus this year has been strengthening professional education. We are finalizing updates to our courses to ensure that, no matter where you work in the industry or which jurisdiction you represent, the content is relevant, applicable, and reflects the realities of assessment professionals across Canada. Our gap analysis survey with UBC is providing valuable insights into industry learning needs, shaping future programming. Meanwhile, we are preparing to roll out Lunchtime Webinars later this year, designed to help new and existing members navigate everything IMA has to offer, from designations to career pathways. Stay tuned for more details on these sessions coming in late summer!
We are also thrilled to celebrate the IMA members who have recently been elevated to A.I.M.A. and M.I.M.A. designations. Achieving these credentials is no small feat,
Ejona Balashi M.I.M.A. IMA Executive Director
and it reflects a deep commitment to professionalism, expertise, and continued learning. Whether you are early in your career or a seasoned professional, the designation journey is one of growth, and we are proud to support each and every one of you in reaching this important milestone. Their achievements reinforce the strength of our community and the importance of professional growth within the industry. Congratulations to all who have reached this milestone!
IMA has long been a leader in setting professional standards, supporting career growth, and ensuring assessment professionals stay ahead of industry changes. As we look ahead to Beyond Boundaries in Ottawa this June, I encourage you to take advantage of the many opportunities available to grow your career, connect with colleagues, and engage in discussions that will shape the future of our profession.
If you have ideas on how we can continue to support members—whether through new learning opportunities, mentorship, or networking events—I’d love to hear from you. Reach out to me anytime at ebalashi@theima.ca and let’s keep building this community together!
Enjoy this issue, and I look forward to engaging with many of you in the months ahead!
Ejona Balashi B.A., CMP, SFC IMA Executive Director
Industry Pulse: Conversations that Matter City of Vaughan
As part of our commitment to amplifying diverse voices across the municipal property assessment industry, we continue our article series featuring insights from members and stakeholders on a variety of key topics. While our first two articles—featuring the Association of Municipalities of Ontario (AMO) and now the City of Vaughan—both explore reassessment in Ontario, this series is not limited to just this topic. We look forward to featuring a wide range of perspectives on different issues shaping our profession. If you have insights to share, we invite you to be part of the conversation—reach out to us with your contributions.
In Vaughan, Ontario, a city known for its rapid growth and dynamic community, the ongoing property reassessment freeze has become a focal point of both opportunity and challenge. Instituted in 2021 and now extended through 2025, this freeze has left a significant mark on the municipality, revealing the complexities of managing a city’s finances when the rules of the game are suddenly paused.
Despite the freeze, property values in Vaughan—like many parts of Ontario—have not remained stagnant. Since the City of Vaughan last legislated assessment on January 1, 2016, values have continued to rise, but this increase hasn’t translated into additional revenue for the city. That’s because Ontario’s property tax system is designed to be revenue-neutral. As assessment values go up, tax rates are adjusted downward to ensure that municipalities do not benefit from the general rise in property values. For Vaughan, this means that despite higher property values, the city’s budget remains steady, with tax rates adjusted to match.
However, one of the more positive outcomes of the freeze has been on the assessment appeal front. The backlog of appeals that once threatened to overwhelm the system has been substantially reduced, with Vaughan successfully resolving many of the high-value cases. This reduction has provided the city with more stable and predictable finances, allowing for more effective planning and budgeting.
During this period, Vaughan has also taken significant steps to improve its operations. The city has invested in digital infrastructure, ensuring that the Municipal Property Assessment Corporation (MPAC) has timely access to the most accurate data, particularly for newly constructed properties. Additionally, Vaughan has upgraded its property tax software, which has effectively automated many manual processes done in the past and improving overall efficiency.
On the human resources side, the city has strategically filled key positions within its tax and assessment department, enhancing its capacity to manage current and future demands. This has been a crucial move, particularly as many municipalities face broader staffing challenges.
From the taxpayer’s perspective, the freeze has led to a divide in opinion. Property owners whose values have increased significantly since 2016 are generally less eager for reassessment, as it could possibly mean a higher tax burden. Conversely, those whose property values have seen slower growth or declines are advocating for reassessment, hoping to correct what they perceive as inequities in the current system. This contrast highlights the complexity of balancing stability and fairness within the property tax system.
As Vaughan navigates the complexities of the reassessment freeze, it is clear that the city has been presented with both opportunities and challenges. While the freeze has fostered stability and allowed for operational improvements, it has also highlighted the need to maintain fairness and equity in property tax administration. As Vaughan navigates these intricacies, the municipality looks forward to a future reassessment update that aims to balance the competing demands of property owners while still advocating stability, fairness, and equity that are central to its mandate.
Farmland in Ontario Challenges, Opportunities and Adaptability
Justin Graham A.I.M.A.
I recently completed the webinar Farmland Values in a Changing World: Challenges for Assessors and Municipalities offered by the IMA and IPTI. It not only provided me with a deeper understanding of the complexities surrounding farmland in Ontario but also sparked my interest in the economic impact of the evolving landscape of farmland, as well as the many challenges it faces.
Technological advances, government policies, and the future of farmland in Ontario are key factors shaping the agricultural sector. In this context, it is crucial to examine how these elements interact and influence the sustainability and value of farmland in our province. In this article, I share my insights on these evolving challenges and opportunities.
The Economic and Cultural Significance of Farmland in Ontario
The agri-food sector employs around 750,000 Ontarians— that’s 1 in 10 of the province’s labour force. Ontario boasts the largest share of farms and farm operators in Canada and is the second-largest contributor to the country’s farm operating revenues. According to the 2021 Census of Agriculture, Ontario accounts for over a quarter (25.5%) of all farms in Canada, covering 7.7% of the total farm area. Jonah Grignon of Farmtario News has estimated, “When we factor in all the indirect effects, such as the workers in the food manufacturing industry spending their earnings, the total business revenue approaches nearly $98 billion.”
Ontario’s Agricultural Regions: a Diverse Landscape
Ontario is divided into various agricultural regions, each with distinct characteristics that support different types of farming. I will focus on two broader regions. The first is Southern Ontario, the most agriculturally productive region, renowned for its fertile soils and extended growing seasons. This region produces a diverse range of crops, including grains, vegetables, and fruits. In contrast, Northern Ontario experiences a harsher climate and shorter growing season, but it still supports some agricultural activity, particularly in niche markets such as wild blueberries and hardy vegetables.
The Impact of Urbanization on Farmland Availability
Ontario has lost 2.8 million acres, or 18%, of its farmland over the past 35 years due to aggregate mining and urbanization. The growing demand for land in Southern Ontario, driven by urbanization and real estate development, has led to increasing land scarcity, according to the Ontario Farmland Trust, a leader in efforts to protect farmland for future generations. Moreover, they report that Ontario loses 319 acres of farmland to non-agricultural uses every day. The influx of migration and Ontario’s thriving real estate industry, which has attracted foreign investments across Canada, have contributed to this loss. At the same time, farmland values have steadily risen due to economic pressures and external factors like climate change.
Climate Change and its Influence on Agriculture
Climate records show that the Earth has been warming over the last 50 years, with the past 17 of the last 18 years being the warmest on record since 2001. These changes in weather patterns directly affect agriculture, which is highly dependent on climate. Without sufficient rainfall and suitable temperatures, crops fail, pastures become barren, and farming becomes unsustainable. While agricultural practices influence the climate, I will avoid delving into the complex variables tied to farmland and its intrinsic value.
Balancing Growth: the Conflict between Housing and Agriculture
The Ontario Federation of Agriculture (OFA), along with the governments of Canada and Ontario, and various stakeholders, are concerned about the growing conflict between the need for land to build housing and the need for fertile farmland to feed an expanding population. To address this challenge, both governments are investing an additional $3.5 million over the next five years into the Ontario Agri-Food Research Initiative (OAFRI). This investment aims to support the development and adoption of new technologies for farmers, food processors, and agri-businesses to improve their competitiveness and foster growth. As a result of this
funding, there have been significant technological advances and innovations, particularly in the indoor vertical gardening sector.
Technological Advancements Shaping the Future of Farming
The indoor agricultural industry has faced significant criticism, mainly due to the high upfront costs required to enter the market. The primary goal of this industry is to bring greens and vegetables closer to the end consumer, using fewer resources to produce organic, nutrient-rich, and affordable produce, as an alternative to traditional farming methods with a lower environmental impact. From what I’ve gathered, much of the criticism stems from cash crops like soybeans, corn, and wheat. However, cash crops are not the target market for indoor aeroponics. The future of agriculture will likely be a hybrid model, combining traditional and modern practices. By logistically bringing produce closer to the end user, we can reduce our reliance on global markets, as well as decrease carbon footprints and minimize food waste.
The Future of Ontario Farmland: Challenges and Opportunities Ahead
The future of farmland in Ontario is shaped by a complex interplay of challenges and opportunities. The agri-food sector remains a cornerstone of Ontario’s economy, but the increasing loss of farmland to urbanization, combined
with the pressures of climate change, calls for innovative solutions. Investments in research and technology, such as the Ontario Agri-Food Research Initiative and the rise of indoor vertical farming, offer promising avenues for sustaining agriculture in a rapidly changing world. By adopting a hybrid model that integrates traditional farming with modern technologies, Ontario can address the dual demands of urban expansion and food production while also reducing its environmental impact. The evolving landscape of farmland in Ontario presents both significant challenges and exciting opportunities, and the province’s adaptability will be crucial in ensuring a sustainable agricultural future. As Ontario moves forward, policymakers, farmers, and urban planners must collaborate to strike a balance between development and agricultural sustainability.
Embracing Global Innovation Impact on Valuation Professionals Symposium Insights
Moderating the Embracing Global Innovation – Impact on Valuation Professionals virtual symposium delivered jointly by the Institute of Municipal Assessors (IMA) and International Property Tax Institute (IPTI) was both an informative and gratifying experience for me. Over two days, industry experts from around the world explored how artificial intelligence (AI) and machine learning (ML) are transforming property taxation and valuation. Discussions covered advancements in technologies, societal changes in the property assessment industry, the impact that big data is having on our profession, and the evolving role and responsibilities of valuation professionals in an AI-driven landscape.
The symposium began with a global perspective on property valuations from Dr Peadar Davis (Ulster University), highlighting challenges such as data limitations, market transparency issues, and policy gaps. He examined how AI-powered AVMs are addressing these concerns, particularly in regions where traditional valuation methods are difficult to implement. Case studies demonstrated AI’s ability to improve property tax performance, even in data-constrained environments, reinforcing its potential to enhance accuracy and efficiency.
A subsequent session delivered by Mordechai Katzman (Rethink Solutions) delved into big data’s increasing influence on real estate and property taxation. With the shift toward digital records and AI-driven analytics, there is a growing emphasis on data transparency for fairer property tax assessments. While big data presents numerous opportunities, challenges such as data quality, integration of disparate sources, and scalability remain significant hurdles. The discussion underscored the importance of establishing frameworks that ensure the reliability and usability of AI-powered valuation models.
John Watling M.I.M.A.
The first day concluded with a focus on AI and ML applications in mass appraisal presented by Michael Lomax (Esri Canada). He showcased how these technologies enhance data accuracy, automate workflows, and predict market trends, ultimately streamlining valuation processes. He explained that AI-driven tools, including chatbots, are now being introduced to validate and optimize data for property assessments. The session highlighted how AI is advancing dynamic valuation models, improving error detection, and integrating new data sources to develop more robust assessments.
Day Two of the symposium opened with two presentations on research, development, and the integration of ML into property assessment operations. Representatives from assessing jurisdictions in Nova Scotia and Ontario described their experience and challenges of working with AI and ML.
The first presentation from Ashley Wu (PVSC, Nova Scotia) discussed how the organization successfully implemented ML-driven statistical analysis for residential valuations. The speaker detailed ML’s role in training models using sales data to enhance valuation predictions and by considering multiple property attributes simultaneously. ML not only improved valuation accuracy and strengthened the quality assurance process, it also allowed the organization to work more efficiently, reducing administrative burdens while increasing assessment quality.
Another key aspect revolved around AI’s ability to address data accuracy issues. By enabling early identification of inconsistencies, AI facilitates corrective actions, ensuring better data integrity. The presentation also outlined ML’s potential to enhance market analysis, refine comparable selections, and support assessor reviews, ultimately improving compliance with international assessment standards.
The next session presented by Brian Guerin (MPAC, Ontario) demonstrated how a large assessing jurisdiction is leveraging ML to modernize its mass appraisal process. Researchers explored the development of time-adjustment factors to reduce reliance on traditional modeling and ML’s role in developing condominium valuation, comparing its effectiveness to those of traditional models. The session also introduced the use of Shapley values, a technique for explaining AI-driven valuation outcomes. While early iterations posed interpretation challenges, the speaker detailed how merging Shapley values with a home base approach led to the development of a customized “waterfall plot,” improving the explainability of ML-generated valuations.
The symposium’s final presentation featured a dynamic panel discussion titled “Can AI Replace Property Assessment Professionals?” The panel was moderated by Greg Martino (MPAC) and included contributions from Bob Gloudemans (consultant mass appraisal specialist), Shelley Graham (MPAC) and Charles Johnstone (Ryan). These experts examined AI’s growing role in valuation and debated its ability to improve accuracy, efficiency, and objectivity. While AI is already widely used in private-sector appraisals, public-sector adoption faces challenges, including transparency, user acceptance, and integration with existing CAMA systems. For AI to be successfully implemented, jurisdictions require strong leadership, technical expertise, modern IT infrastructure, and high-quality property data. Staff “buy-in” is also crucial to ensuring confidence in AI-generated assessments.
Panel members stated that several large assessing jurisdictions are pioneering ML-driven residential property valuation, while smaller jurisdictions remain in the exploratory phase. Adoption for commercial property assessments lags due to the complexity of valuation
methodologies and availability of income data. Over the next five years, they said that AI is expected to gain broader adoption in residential valuation, though most jurisdictions will continue utilizing traditional methods for production of finalized values, keeping ML derived values in a supportive role. Widespread AI adoption will largely depend on the availability of cost-effective, user-friendly solutions.
Panelists made clear that, while AI presents significant opportunities—including enhanced assessment validation, increased confidence in valuations, improved data quality, and automated outlier detection—challenges persist. There is a need for AI-focused training in valuation education, strategies for bridging the knowledge gap between data scientists and valuation professionals, and ongoing adaptation to the rapid pace of technological advancements. Rather than eliminating assessor’s jobs, AI is expected to transform them, automating routine tasks while requiring valuation professionals to develop advanced expertise.
The symposium benefitted from the active participation of a large audience (over 280 people from around the world) who asked a series of questions which helped to flesh out some of the points made by the expert speakers.
Overall, the symposium highlighted the profound impact that innovation is having on valuation professionals and the broader property assessment industry, and provided several key takeaways including:
1. AI and ML are Transforming Property Taxation
These technologies enhance valuation accuracy, efficiency, and fairness, while helping assessment professionals make more informed decisions.
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2. Big Data is Reshaping Property Valuation
Digital records and AI-powered analytics are becoming industry standards. However, ensuring data quality, transparency, and integration remains a challenge.
3. Automation and AI can Streamline Workflows
AI-powered tools can reduce manual labor, improve predictions and enhance efficiency. Chatbots and other AI applications assist in research, validation and data processing.
4. Challenges Exist, but Innovation is Essential
AI models require high-quality, real-time data. Ensuring fairness and transparency in valuations demands continuous refinement. While AI won’t replace valuation professionals, it will require them to adopt new skill sets and embrace technological advancements.
5. AI and ML will move from Research to Practical Application
Industry adoption will shift from prototyping to full-scale implementation as increased trust and understanding of AI’s capabilities drive integration into standard valuation processes.
6. Job Transformation rather than Job Loss
Routine tasks will be automated, allowing valuation professionals time to focus on complex analytical challenges, property maintenance and data improvements.
Final Thoughts
The symposium reinforced the fact that AI and ML are not merely emerging trends but fundamental forces reshaping property taxation and valuation. As these technologies continue to evolve, valuation professionals must adapt, embracing innovation to drive greater accuracy, equity, and efficiency in assessments. The future of property valuation will be defined by a balance between technological advancements and the expertise of valuation professionals, ensuring that AI serves as a tool for enhancement rather than replacement.
All session recordings have been added to the on-demand section of the IMA site. If you would like to take advantage of the informative content, have a look at the website and purchase today. This is an excellent opportunity to earn CPD and stay up to date with how Artificial Intelligence (AI) and Machine Learning (ML) are transforming our industry.
The IMA would like to congratulate the recently elevated and newly appointed members!
A.I.M.A. Members
Name Company
Andre Benjamin MPAC Pickering
Sunita Choithramani MPAC Pickering
Joseph Dingemans MPAC Ottawa
Brigitte Doucet SmartCentres
Jeremy Ibson Appraisal Services Ltd.
Matthew Jacob MPAC Hamilton
Hardeep Kaur MPAC Mississauga
Goeun (Esther) Kim MPAC Toronto
Peter Kleimann PVSC
Lucia Kutchukian MPAC Ottawa
Yik Ching Ariel Lai MPAC Toronto
Suzanne Miller MPAC Pickering
Liam O’Halloran PVSC
Amos Rho MPAC Pickering
Jenny Rose MPAC Barrie
Garret Smits National Capital Commission
M.I.M.A.
Members
Name Company
Kelly Blakely MPAC Pickering
Elizabeth Bona MPAC Sudbury
Emily Boychyn MPAC Hamilton
David Bressi MPAC Hamilton
Dorota McKeen MPAC Kitchener
MJ Pietras MPAC Mississauga
Alex Pilon MPAC Cornwall
Xu (Steven) Xu MPAC Hamilton
A.I.M.A. Candidates
Name Company
Ryan Blackwood MPAC Kingston
Hongwon Choi MPAC Toronto
Eun Kyung Lee MPAC Mississauga
Joshua Lockhart MPAC Ottawa
Jian Zhang Student
Affiliate Members
Name Company
Lord-Emmanuel Achidago MPAC London
Peter Austin Aura Properties Ltd. Vancouver
Nicole Barron Claremont Strategies
Jonathan Bernier MPAC Ottawa
Sean Bryant SNB
Leo Chan MPAC Ottawa
Melissa Clarke MAA
Daniel Cormier SNB
Shane Darichuk MPAC Kitchener
Claudio do Nascimento SNB
Lea Dunn Williams County, USA
Anthony Dzacka MPAC Mississauga
Ashley Edmondson MPAC London
Sai Yuk Fan Student
Scott Farmer PVSC
Keiran Fitzgerald MPAC Kitchener
Carly Fuller MPAC Hamilton
Jorden Gaiser MPAC Kitchener
Brian Garby PVSC
Mindy Gissela Garcia SNB
Jessica Girdler MPAC Gravenhurst
Skylee Harrington CRA
Geoffrey Hills MPAC Toronto
Emma Hobbs MPAC Brockville
Kylah MacNutt PVSC
Gavin Masson-Jones Student
David Nagel Quotable Value Ltd, NZ
Lily Ocran MPAC Mississauga
Khizar Sardar DMA
Thais Silva SNB
Zi Jun Su City of Toronto
Nilan Thurairajasingam MPAC Pickering
Jennifer Vincent MPAC Hamilton
Michael Walbourne MAA
Leokadia Walc MPAC Barrie
Carolynn Waterton MPAC Owen Sound
Nicole Wildeboer MPAC Owen Sound
Mohamed Zaghloul SNB
TAKE 5 with the IMA
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Where do you work and what is your current role?
I work at the Municipal Property Assessment Corporation within the Valuation Research and Advisory Services (Income) department as a Senior Appraisal and Market Specialist.
2
What prompted you to get involved with the IMA?
I think initially, it was to further my education in the property assessment and appraisal profession. When I graduated from college, I had everything that I needed to reach the AIMA level with the IMA. I was able to complete the required courses over a few short years to attain my MIMA designation with the IMA. The course work provided the theory as a backdrop to some of the various scenarios that I have experienced while working in the industry. The IMA is fortunate to have such a talented group of individuals to call their members. As the Chair of the Membership Committee, I have been lucky enough to collaborate with several of them to further advance the interests of the IMA members. The IMA recently launched the initial offering of the mentorship program. I was impressed with the level of interest in the program and delighted to meet with mentees that stepped forward with some great questions.
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How has being a member positively impacted your career?
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Jason Vink M.I.M.A.
an opportunity to learn something new. The IMA brings forward some great speakers and often there are various points of view presented which enriches the learning experience. In addition, membership with the IMA has extended many occasions to meet new people and to catch up with acquaintances and familiar faces. Lastly, as we move forward, many roles in the industry require or look favourably upon having a professional designation. In my experience, this has had a positive impact on my career as my last two roles have had a requirement for a designation.
What would you tell your younger self just starting in the industry?
One thing is for sure, change is guaranteed. What remains constant is the dedication and commitment of the professionals in the industry. I would probably tell my younger self that you likely don’t realize how much you are absorbing from those that you are working closely with, and that the informal education is a lifelong journey.
5
What are your goals for the future?
My goals for the future involve continuing to contribute to the success of the IMA by sharing my expertise and helping to shape the future direction of the organization. I aim to empower others through mentorship and provide a positive, collaborative environment that will thrive and survive long after my involvement.
Photo credit: Jeremy Lee
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Reilly Mawhinney A.I.M.A.
Where do you work and what is your current role?
I am the Manager of Property Taxation in the Property Taxation & Corporate Real Estate Department at StorageVault Canada Inc. We are Canada’s largest self-storage business, providing storage solutions, with over 250 owned locations across the country. I manage our national property tax payment function. Our team manages our assessment base to ensure we are fairly assessed and taxed in each jurisdiction.
What prompted you to get involved with the IMA?
I got involved with the IMA to maintain my A.I.M.A. designation after graduating from Seneca’s Real Property Administration program. The IMA provides great learning and mentorship opportunities which have helped me better navigate the Property Assessment environment.
How has being a member positively impacted your career?
Being an IMA member has allowed me to grow my network, continue my education, and stay up
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TAKE 5 with the IMA
to date with the latest industry trends. The IMA provides members with many ways to give back to the assessment community by participating in committees, events, and mentorship programs. As a part of the Membership Committee, it is rewarding to see new initiatives come to fruition and see the positive impacts they have on members and the broader industry.
What would you tell your younger self just starting in the industry?
Continue to be curious and ask questions, new opportunities are everywhere if you continue to stay engaged.
5
What are your goals for the future?
My goals are to stay involved in the industry, volunteering with the IMA and other professional organizations. I will pursue my M.I.M.A. designation and continue to contribute value to StorageVault Canada, the IMA, and the industry. Eventually, I hope to become a mentor to those starting their careers in the assessment and taxation industry.
Bridging the Divide The Importance of National Conversations in the Property Tax Industry
Scott Powell AMAA, M.I.M.A.
With the authority and framework for property taxation in Canada deriving from provincial legislation, rather than federal, the industry takes on a noticeably regional flavour. Each province and territory operates under a unique structure; directing a system built on data, processes, and taxation methods which turns assessed values into tax revenues.
While the underlying fundamentals of property assessment and taxation remain constant across the country, for instance the predominant approaches to value are universally understood and utilized, from a topdown perspective it can appear that each jurisdiction is entirely unique.
These localized differences provide solutions that reflect regional economies and priorities, but they can also create silos, limiting the exchange of ideas and feeling of togetherness between industry participants.
National dialogues offer meaningful value to property tax professionals, irrespective of their field of expertise, experience, or employer. From promoting innovation to support advocacy, these opportunities help us rise above the boundaries that too often define our field.
Sharing Knowledge and Best Practices
Property tax professionals across the county are grappling with many of the same challenges: evolving market
conditions, legislative structures and reforms, financial constraints, and advancements in technology to name a few. Forums that bring together the broader industry allows us to share insights that might otherwise stay confined to specific regions.
For example, one location’s approach to assessing an emerging property class, such as data centers or cannabis facilities, could provide valuable insights for others tackling similar challenges. Likewise, success stories in applying technology to streamline assessment processes can inspire broader adoption and refinement of the assessment and tax functions for other entities.
Advocating for Industry-Wide Standards
The fragmented nature of the industry can create inconsistencies which impacts the public perception of an efficient, accurate, and fair of property tax system. By engaging in national conversations, we can identify opportunities for alignment regarding professional standards and best practices.
For example, robust and clear rules around information transparency benefits both taxpayers and taxing authorities alike. National forums can encourage the collaborative dialogues which enhance the profession’s credibility by showcasing a united commitment to fairness and equity.
Photo credit: Adrian Newell
Building Relationships Across Jurisdictions
Property tax forums with national scope create opportunities for attendees to build relationships beyond regional or corporate networks. These connections are valuable when navigating cross-jurisdictional matters, such as national property portfolios or policy changes with wider geographical implications.
Relationships built through national engagement foster collaboration and can reduce duplication of effort. They also create a support system for professionals seeking mentorship, new employment opportunities, or peer advice on complex issues.
Strengthening the Profession’s Voice
As governments and businesses compete for talent and investment, the property tax profession must ensure it has a strong, cohesive voice to influence policy and attract new professionals to the industry. National conversations enable us to identify shared priorities and present a unified perspective to policymakers, media, and the public.
For instance, recent discussions around the valuation standards for renewable energy projects, or the ongoing delay of Ontario’s reassessment, highlight the need for coordinated advocacy. By working together, the industry can better navigate the interplay between taxpayers and governments, ensuring the profession remains relevant and impactful.
Encouraging Professional Development
A national perspective encourages professionals to think beyond their current borders. Exposure to diverse viewpoints and practices not only improves a practitioner’s depth of knowledge but also their breadth of experience.
National events provide platforms for professional development by offering sessions that address common challenges while respecting regional differences. These events also serve as a reminder that the property tax profession is more than the sum of its parts—it is a dynamic community of experts committed to continuous learning and improvement.
The Path Forward
Regionalization is both a strength and a challenge for Canada’s property tax profession. While local expertise ensures that systems reflect the unique characteristics of each jurisdiction, national conversations provide the broader perspective needed to address common challenges and drive the industry forward.
As professionals, we have a responsibility to engage in these discussions, share our knowledge, and learn from our peers across the country. By embracing collaboration and building bridges between jurisdictions, we can strengthen the property tax profession, ensuring it remains responsive, equitable, and relevant.
IMA Call to Action
We want to hear from you! Do you have practical ideas on how we can foster stronger national collaboration in the property tax industry? Reach out to us and share your thoughts. Let’s build solutions together.
And don’t miss the opportunity to continue this vital conversation during the upcoming IMA Conference in June. Join us as we bring professionals from across the country together to shape the future of our field.
Modernizing Property Assessment Navigating Tradition and Technology
We recently sat down with Rebecca Vorstermans, VP of Stakeholder Relations & Communications at Property Valuation Services Corporation (PVSC), for an insightful conversation about the evolving landscape of property assessment.
Our discussion touched on modernization challenges, workforce transformation, and the importance of industry collaboration. Rebecca shared candid reflections on her career, the critical role of people in driving change, and her thoughts on the future of the profession.
A Career in Property Assessment
“I kind of stumbled into property assessment, as most people do,” Vorstermans admits. “Most people don’t grow up thinking, ‘I’m heading for property assessment,’ but once you’re in, you tend to stay. That says a lot about the industry.”
What drew her in—and keeps her engaged—is the fundamental public service aspect of the work. “We are a cog within a broader taxation system that provides an important service. That’s what really attracted me. I stay because there’s never a dull day. There’s always something new—technologies, client expectations, new ways of thinking. It’s a constant challenge, but that’s what makes it exciting.”
Bridging Tradition and Innovation
“One of the barriers to modernization she has witnessed in property assessment is that a lot of governing legislation was built decades ago,” she explains. “For example, when we talk about digital delivery of assessment notices, it seems obvious today. But when those regulations were written, cell phones didn’t exist, let alone email as a common tool.”
Rebecca highlights the challenges of balancing different generations of property owners. “We have to consider those who still prefer paper mail while accommodating younger property owners who expect everything digitally. It’s about finding that middle ground and working with policymakers to update regulations.”
A People-First Approach to Change
“I’ve worked in communications, HR, and data science,
and one thing is clear: change only works if you put people first,” Vorstermans says.
PVSC embraced remote work before the COVID-19 pandemic. “Our assessment work primarily takes place in two locations: on a computer or in the field. Having them commute to a centralized location didn’t makes sense from an economic or efficiency perspective.,” she explains. “We piloted the idea, listened to feedback, and adapted as we went.”
The transition wasn’t without challenges. “Some municipalities worried about office closures. But when we looked at the data, some offices saw minimal visitors per year. Instead, we strengthened engagement and service channels like our contact center and website to ensure people could still connect with us.”
Evolving Stakeholder Expectations
“Stakeholder expectations are shifting, and organizations need to keep up,” she emphasizes. “We have a new generation of property owners looking for a seamless, user-centered experience. That means modernizing how we engage—through online portals and tools, automation, and better digital communication.”
Rebecca believes service standards play a crucial role. “Having internal benchmarks—like how long a property owner should wait before their call is answered—creates consistency and builds trust.”
The Role of Technology: Right-Sizing Innovation
“Technology is exciting, but it can also be overwhelming,” Vorstermans says. “It’s easy to think that the latest tech solution will solve all problems. But technology needs to be right-sized for the organization.”
She shares an example: “We’ve had staff suggest chatbots. It’s a great idea, but if the data quality and infrastructure isn’t there, it won’t work properly. That’s why it’s important to take an incremental approach to
continuous improvement and focus on the foundational components before jumping into trends.”
Industry Collaboration: What Works and What Doesn’t
“Collaboration is essential, but we have to be clear on what it actually means,” Vorstermans says. “ From my perspective collaboration is mutually beneficial—it’s about learning from each other and creating communities of practice.”
A model that has worked well for PVSC is an ongoing exchange with the Netherlands Council for Real Estate Assessment. “Every two months, we take turns presenting a topic and invite different people to attend and present. It’s simple but incredibly valuable. We share knowledge, learn different approaches, and stay connected with global trends.”
The Future of Property Assessment
“If organizations aren’t paying attention to workforce changes, they’re in trouble,” she warns. “We have a generation of experienced professionals retiring and a new workforce entering with different expectations.”
Vorstermans believes hiring should focus more on cultural fit and soft skills. “Technical skills can be trained, but things like emotional intelligence, problem-solving, and adaptability are harder to teach. I’d rather hire someone who fits within our culture and train them on the technical side than the other way around.”
She also highlights the need for better industry awareness. “Property assessment isn’t a career most people actively pursue—it’s something they discover. We need to do a better job of promoting the industry, especially to students. It’s a fulfilling career with so many opportunities, but people don’t know about it.”
Advice for New Professionals
“Stay curious, ask questions, and make connections,” she advises. “This industry offers many pathways—you can start in one area and end up somewhere completely different. Find mentors, learn from experienced professionals, and don’t be afraid to challenge the status quo.”
She also encourages new professionals to bring fresh perspectives. “One of the best questions you can ask is: ‘Why do we do things this way?’ Sometimes the answer is, ‘Because that’s how we’ve always done it.’ That’s an opportunity to rethink and improve processes.”
Conclusion
We extend our sincere thanks to Rebecca Vorstermans for taking the time to share her valuable insights. Her thoughts on modernization, collaboration, and workforce transformation provide a meaningful glimpse into the future of property assessment.
Stay tuned for more interviews as we continue to connect with industry professionals across the country, bringing you diverse viewpoints and expert discussions on the evolving landscape of property assessment.
Photo credit: Enrique
Highest and Best Use vs Current Use A Short Description
Carlos Resendes M.I.M.A. IMA President
The Appraisal of Real Estate (4th Canadian Edition, p. 17.1) defines highest and best use as follows:
“The reasonably probable use of a property that results in the highest value”
To be reasonably probable, traditionally a use must meet certain conditions:
• The use must be physically possible (or reasonably probable to render it so)
• The use must be legally permissible (or reasonably probable to render it so)
• The use must be financially feasible.
Uses that meet the three criteria of reasonably probable uses are tested for economic productivity; the reasonably probable use with the highest value is the highest and best use.
with contribution from Charles Johnstone
M.I.M.A., FRICS, AACI
While market value derived from sales analysis and other data inputs based on the principle of highest and best use is the most commonly used methodology across the country and other parts of the world, it is the case that in some jurisdictions the courts or government regulations have prescribed an additional consideration related to the property’s current use when determining the assessed value.
Because market forces will strive to optimize utility and functionality it will be the case that for the vast majority of properties there is no difference between the highest and best use vs. the current use.
One example of where current use considerations become significant is when neighborhoods are in transition. Consider a small, outdated house on a half acre lot that is currently used as a single-family residence and is in
a rapidly developing area with considerable demand for rental accommodation. As the zoning allows for, and the market trend in the area is to build high rise apartments, the highest and best use would be to demolish the house and build apartments.
From an assessment perspective:
• In a current use jurisdiction, the value of the house would be determined at its current use as a singe family home until, and if, the structure is demolished at which point the vacant land would attract its highest and best use value which would be much higher than the value of the home that is there now.
• In a pure market value jurisdiction based upon highest and best use, and in the absence of the requirement for consideration of current use, the land would be valued at its highest and best use at a multi-residential land value and the contributory value of the house, if any, would range from nominal (a rental income offsetting holding costs) to negative reflecting the cost of demolition.
Current use requirements serve to inform as to what property type will be applied to an individual or group
In its simplest form, Current Use Valuation removes all speculation from the reasonably probable tests of highest and best use until a change in use commences.
of properties that are in transition. Even in a current use jurisdiction, comparable data must be grouped based upon highest and best use. In the example above, depending on the jurisdiction, the house could be in the single-family residential value group or the multiresidential value group.
It is important to distinguish between determining which grouping of properties is most suitable to ensure that current use considerations are met while also understanding that the data inputs and market analysis are not in any way shaped or encumbered by current use requirements. Each property type grouping is valued at highest and best use market value.
Current use serves only to assist in determining which property grouping any given property will be attached to for valuation purposes. It would make little sense in a Current use jurisdiction to group the house in this example with the sales of neighbouring properties that had just sold for redevelopment.
Current use should not be confused with current state/ condition which relates to the property’s physical condition at some defined date contained in most Assessment Act legislation. The state date, also referred to as condition date, reflects the physical state of the property as it existed on a specific day usually very close to the deadline for filing of the assessment roll. This is meant to ensure that the roll value for all properties in any given year reflects the very latest physical condition of the property capturing additions, demolitions, renovations and the like.
Photo credit: Wild Shots Art
Women of the Industry Panel Empowering the Next Generation
To celebrate International Women’s Day on March 19, 2025, the Institute of Municipal Assessors (IMA) hosted a dynamic online panel from 1:00 PM to 2:30 PM EST, entitled Women of the Industry Panel: Empowering the Next Generation
This event offered attendees a unique opportunity to engage with influential women leaders in the property assessment and taxation sector across Canada.
Thank you to our speakers!
Moderator: Erin Johnston, M.I.M.A., Senior Director at Ryan and 2nd Vice President of the IMA, led the discussion.
Featured Panelists:
• Lisa Dionne – Executive Director, Property Assessment Services, Service New Brunswick
• Charlene MacNeil, M.I.M.A. – Director of Assessment at Property Valuation Services Corporation
This panel delivered valuable insights into the diverse experiences and achievements of women shaping the industry.
All proceeds from the event will be donated to the IMA Scholarship Fund and we are delighted to announce that we raised over $2,800!! Special thank you to the session sponsors, Nixon Poole Lackie LLP, McCarthy Tetrault LLP, Miller Thomson LLP.
Please review the panelists’ bios at this link: https://cdn.ymaws.com/theima.ca/resource/resmgr/ webinars/WOTI_Panel_.pdf
District News
In November 2024, we were thrilled to share some milestone news for the IMA community! The establishment of two new IMA Districts, District 11, Nova Scotia and District 12, New Brunswick! These developments highlight our ongoing commitment to supporting members across the country.
On October 21st, Nova Scotia members came together to create their District and elected Charlene MacNeil, M.I.M.A., as District Director. This new district will strengthen local representation at the Board level and enhance our ability to tailor resources and support to the assessment community in Nova Scotia.
The New Brunswick members met on November 14th to create their District, and voted in District Director François Gallant, M.I.M.A., along with Co-Chairs Martins Aina, A.I.M.A., and Norman DeMerchant, A.I.M.A.
These leadership teams are dedicated to supporting their Districts and ensuring they reflect the needs and priorities of their members.
The creation of these new Districts will amplify the voices of their local members within IMA, facilitate connections, and enhance the overall IMA membership experience. We are excited about the opportunities ahead and the collaborative endeavours with local leaders.
Congratulations to our Nova Scotia and New Brunswick members! Together, we are stronger, and we look forward to elevating our profession and supporting your professional growth.
We hope you will join us in welcoming our two new Districts to the growing IMA community!
Photo credit: Eric Maclean
District Meetings
The winter of 2024 also saw a series of enriching District In-person meetings that provided valuable opportunities for members to connect and engage. These gatherings
District 10
not only fostered professional development but also strengthened the bonds within the District allowing members to connect together in-person.
On October 23rd, 2024, District 10 hosted its meeting at the Sandman Signature St. John’s Hotel in St. John’s, Newfoundland and Labrador. The agenda was filled with insightful presentations from speakers, including:
• Don Hearn, M.I.M.A., who delivered an update from the Municipal Assessment Agency (MAA)
• Joanne Slaney, Manager of Assessment for the City of St. John’s, who provided a comprehensive update from the City
• Tracy Rideout-Fitzpatrick from the Women in Resource Development Corporation, who shared valuable insights into their initiatives
• Dylan Sweetland, GIS Coordinator at MAA, discussed the significance of aerial imagery in assessments
• An interactive ethics presentation by Carlos Resendes, M.I.M.A., IMA President, which emphasized the importance of ethical practices in municipal assessment
• A workshop on cultivating a growth mindset led by Corina Walsh, an Executive Leadership Coach
The evening before the meeting, the IMA Head Office sponsored a gathering that allowed members to reconnect and build relationships, reinforcing the importance of networking within the profession.
District Meetings
District 7
Following this, on November 12th, 2024, District 7 hosted their meeting at the Science & Technology Museum in Ottawa. This meeting focused on pressing topics related to municipal assessment and real estate. Key highlights included:
• An update from Ejona Balashi, IMA Executive Director
• Presentations on office building conversions by Erin Johnston, M.I.M.A., IMA 2nd Vice-President
• Discussions on affordable housing strategies led by Mary Dickinson and Justin Grift from Housing Solutions City of Ottawa
The meeting was a great success and was enjoyed by all members who were able to attend.
District 1’s meeting on November 7th at the Ramada by Wyndham, London further exemplified this trend. With presentations covering various aspects of municipal assessment—including gravel pits and quarries—members had ample opportunity to engage with experts and peers alike. The event concluded with discussions led by IMA leadership, ensuring that all voices were heard.
These in-person meetings are invaluable for fostering connections among district members. They create an atmosphere where professionals can share experiences, discuss challenges, and collaborate on solutions.
We thank each District Executive Team for their dedication to organizing informative and engaging meetings.
