Challenging Your Property Assessment in London, Ontario
In Ontario, property tax is based on the assessed value set by MPAC — the Municipal Property Assessment Corporation. If your property's assessed value is higher than what an independent appraiser would support as market value, you are paying more property tax than the law requires.
Property owners in London can challenge their MPAC assessment through a Request for Reconsideration (RfR) and, if necessary, an appeal to the Assessment Review Board (ARB). For commercial and complex properties, an independent appraisal from an AACI-designated appraiser is the standard evidence used to demonstrate that the assessed value exceeds market value as of the base valuation date.
Metrix Realty Group prepares independent market value appraisals for property owners and their representatives pursuing MPAC reconsiderations and ARB appeals across London, Middlesex County, and Southwestern Ontario.
The Ontario Property Tax Appeal Process
MPAC Request for Reconsideration
File an RfR with MPAC by March 31 of the tax year. This is a free process where MPAC reviews the assessment. An appraisal is not required but strengthens the submission, especially for commercial properties.
Assessment Review Board Appeal
If the RfR outcome is unsatisfactory, file an ARB appeal by April 1. An independent appraisal establishing market value as of the base assessment date is the primary evidence in commercial ARB hearings.
Hearing or Settlement
Most ARB appeals are resolved by settlement once MPAC reviews independent evidence. When hearings proceed, Metrix appraisers can provide expert testimony before the ARB.
Who Metrix Serves for Property Tax Appeals
Commercial Property Owners
For office buildings, retail plazas, industrial facilities, and multi-family rental properties in London, the potential tax savings from a successful appeal often substantially exceed the cost of the appraisal. Metrix's AACI designation is required for commercial ARB evidence.
Residential Property Owners
Single-family homes, condominiums, and residential rental properties. An independent residential appraisal at the base valuation date can demonstrate that MPAC's assessed value is not supported by the market.
Property Tax Consultants & Lawyers
Tax consultants and lawyers who manage assessment appeal files across multiple properties rely on Metrix for the appraisal component of their submissions and for expert witness support at ARB hearings.
Special-Purpose Properties
Hotels, gas stations, car washes, places of worship, and other special-use properties. These property types often require appraisers with specific experience in going-concern and special-purpose valuation methodology.
Frequently Asked Questions
How do I appeal my property tax assessment in London, Ontario?
In Ontario, property assessments are set by MPAC. If you believe your assessment is too high, you can first request a Request for Reconsideration from MPAC at no cost. If you are not satisfied with the outcome, you can file an appeal with the Assessment Review Board (ARB). An independent appraisal from an AACI-designated appraiser is often the most effective evidence to support an ARB appeal for commercial or complex residential properties.
What is the deadline to appeal a property tax assessment in Ontario?
For most property types, the deadline to file a Request for Reconsideration with MPAC is March 31 of the tax year. The deadline to file an ARB appeal is typically April 1. Contact Metrix early to allow sufficient time for the appraisal to be completed before the filing deadline.
Is a formal appraisal required to appeal a property tax assessment?
A formal appraisal is not always required for an MPAC Request for Reconsideration. However, for ARB appeal hearings — particularly for commercial properties — an independent appraisal from an AACI-designated appraiser is the standard evidence used to challenge MPAC's assessed value. A formal appraisal that documents market value as of the base valuation date provides the most compelling and defensible evidence in an ARB proceeding.
Ready to Challenge Your Property Assessment?
Contact Metrix to discuss your property, the current assessed value, and the appeal deadline. We work with property owners and tax professionals across London and Southwestern Ontario.