Property Assessment Appeals
Independent property assessment appeals for commercial properties throughout the Regional District Okanagan-Similkameen, backed by an AACI designation and over a decade of experience.
Bryce Witherspoon, AACI, P. App
Commercial Real Estate Appraiser
E: bryce@rdoscommercial.com
PH: (250) 490-5266
Located: Penticton
How We Help
Every property assessment is different. Whether your property is a retail building, office complex, industrial facility, multi-family development, hospitality property, or a parcel of land, I conduct a thorough, AACI-credentialed review tailored to your property's specific characteristics — and if there are grounds to appeal, I handle the entire process on your behalf at no upfront cost.
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If you own commercial property in the Regional District Okanagan-Similkameen, there is a reasonable chance you are paying more in property taxes than you should be. BC Assessment values hundreds of thousands of properties across British Columbia each year using a mass appraisal process — one that relies on broad statistical modelling rather than a detailed, property-specific analysis. The result is that assessed values are frequently inaccurate, and many property owners are unknowingly over-assessed year after year.
As an AACI-designated appraiser with over a decade of experience, I offer a straightforward, risk-free service to help you find out if your property has been over-assessed — and to do something about it if it has.
The process begins with a free review of your current BC Assessment notice. I will examine your assessed value against local market conditions, recent comparable sales, and the specific characteristics of your property to determine whether there are grounds for a successful appeal. If I believe an appeal is warranted, I will handle the entire process on your behalf — from filing the Notice of Complaint to presenting evidence at the hearing — at no upfront cost to you. My fee is a percentage of your first year's tax savings, and only applies if I am successful in reducing your assessment. If the appeal is unsuccessful, you owe me nothing.
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I provide property assessment appeal services across the full range of commercial and investment property types throughout the Regional District Okanagan-Similkameen. Each property type presents unique valuation challenges that BC Assessment's mass appraisal process frequently fails to capture accurately, making an independent, property-specific review all the more valuable.
Retail Properties — Shopping centers and malls, strip retail centers, standalone retail buildings, automotive dealerships, and mixed-use retail/residential properties. Retail assessments are often skewed by broad market assumptions that fail to account for vacancy, below-market leases, or the specific income characteristics of your property.
Office Properties — Single-tenant and multi-tenant office buildings, medical office buildings, and mixed-use office/retail and office/residential properties. Factors such as tenant mix, lease terms, and functional layout can significantly affect value in ways that a mass appraisal approach routinely overlooks.
Industrial Properties — Manufacturing buildings, warehouse buildings, self-storage facilities, industrial flex space, and strata warehouse units. Industrial assessments frequently contain errors in building size, clear height, site coverage, and other physical characteristics that directly influence value.
Multi-Family Properties — Apartment buildings, condominium complexes, mobile home parks, senior living facilities, and mixed-use residential/commercial properties. Income and expense data specific to your property can paint a very different picture than the broad assumptions BC Assessment applies across similar property classes.
Hospitality Properties — Hotels, motels, resorts, inns, and RV parks. Hospitality properties are among the most complex to value accurately, with performance metrics, seasonal factors, and operational considerations that a mass appraisal methodology is ill-equipped to fully reflect.
Land — Industrial, commercial, mixed-use, and multi-family development land, as well as agricultural land. Land assessments are particularly susceptible to error, as zoning changes, servicing constraints, development potential, and market timing all play a significant role in value that BC Assessment may not adequately consider.
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My property assessment appeal service is available to any property owner in the Regional District Okanagan-Similkameen who believes their assessed value may not accurately reflect the true market value of their property. I work with a broad range of clients across the commercial real estate spectrum, including:
Individual Property Owners — Whether you own a single commercial property or a small portfolio, an over-assessment can represent a significant and unnecessary annual expense. I provide individual property owners with the same professional, AACI-credentialed representation that large institutional owners rely on, with no upfront cost and no fee unless I succeed in reducing your assessment.
Real Estate Investors & Developers — For investors and developers holding income-producing or development properties, an inaccurate assessment directly affects your bottom line. Even a modest reduction in assessed value across one or more properties can result in meaningful annual tax savings that improve the performance of your investment.
Business Owners — If you own the commercial property from which you operate your business, your property taxes are a real operating cost. An over-assessment means you are subsidizing that cost unnecessarily, and a successful appeal puts money directly back into your business.
Property Managers — Property managers overseeing commercial assets on behalf of owners are well-positioned to identify assessment concerns and add value for their clients. I work collaboratively with property managers to review assessments across managed portfolios and pursue appeals where warranted.
Legal & Accounting Professionals — Lawyers and accountants advising clients on commercial real estate matters, estate planning, partnership dissolutions, or business valuations may encounter situations where an inaccurate property assessment has tax or financial reporting implications. I provide the independent, AACI-credentialed analysis needed to support your work on behalf of your clients.
Strata Corporations — Strata corporations managing commercial or mixed-use strata developments have a direct interest in ensuring their common property and individual strata lots are assessed accurately. An over-assessment affects every owner in the complex, making a professional review particularly valuable.
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I provide property assessment appeal services throughout the Regional District Okanagan-Similkameen (RDOS) in British Columbia. With over a decade of experience appraising commercial real estate across this region, I have deep familiarity with the local market conditions, property characteristics, and valuation nuances that are essential to building a compelling case for assessment reduction in each community.
Penticton — As the largest commercial centre in the region and my home base, I have extensive experience across the full range of commercial property types in Penticton's active and diverse real estate market. From downtown retail and office properties to industrial facilities, multi-family developments, and hospitality properties, I know this market thoroughly and bring that knowledge directly to your appeal.
Summerland — A growing community with a mix of retail, hospitality, agricultural, and residential investment properties, Summerland's assessed values can be particularly susceptible to error given the diversity of property types and the relatively limited volume of comparable sales data that BC Assessment has to work with.
Osoyoos — Located at the southern tip of the Okanagan Valley, Osoyoos features a distinctive mix of hospitality, tourism, agricultural, and commercial properties. The seasonal and tourism-driven nature of many Osoyoos properties makes accurate mass appraisal especially challenging, and over-assessments in this market are not uncommon.
Oliver — Known as the Wine Capital of Canada, Oliver's commercial real estate landscape includes agricultural land, hospitality properties, retail, and mixed-use developments. The unique characteristics of wine industry-related properties in this area require specialized local market knowledge to assess and appeal accurately.
Okanagan Falls — A smaller but growing community with an emerging mix of commercial, industrial, and residential investment properties, Okanagan Falls can be particularly challenging for BC Assessment to value accurately due to limited local comparable sales data and the diversity of property types in the area.
Princeton — Serving the western gateway to the RDOS, Princeton's commercial, industrial, and land sectors have their own distinct market dynamics that differ meaningfully from the rest of the region. Local market expertise is essential to identifying and substantiating over-assessments in this market.
Keremeos — The agricultural heart of the Similkameen Valley, Keremeos features a unique concentration of agricultural, retail, and small commercial properties. Agricultural land and agri-business properties in this area present complex valuation considerations that BC Assessment's broad methodology frequently fails to capture with precision.
Naramata — A boutique community with a thriving wine and hospitality industry, Naramata's distinctive commercial and agricultural properties require specialized expertise to value accurately. The high-profile nature of many properties in this area, combined with limited comparable sales, makes independent professional review particularly valuable for property owners here.
Key Contact
FAQs
What is a property assessment appeal?
A property assessment appeal is a formal process that allows property owners to challenge the assessed value assigned to their property by BC Assessment. If your property has been incorrectly valued, you have the right to dispute that value, which can result in a reduced assessment and lower property taxes. I handle this entire process on your behalf, from reviewing your assessment to representing you at the hearing.
Which communities do you serve?
I serve all communities within the Regional District Okanagan-Similkameen, including Penticton, Summerland, Osoyoos, Oliver, Okanagan Falls, Princeton, Keremeos, and Naramata.
What is your fee if the appeal is successful?
My fee is based on a percentage of your first year's property tax savings resulting from the reduced assessment. This means my interests are fully aligned with yours — I am motivated to achieve the greatest possible reduction in your assessed value, and you only pay when you actually save money on your taxes.
What is an AACI designation and why does it matter for my appeal?
AACI stands for Accredited Appraiser Canadian Institute and is the senior designation awarded by the Appraisal Institute of Canada. It is the gold standard in Canadian real estate appraisal, requiring rigorous education, experience, and adherence to professional ethics standards. At an assessment appeal hearing, evidence and opinions presented by an AACI-designated appraiser carry significant weight and credibility with the review panel.
What happens if I miss the January 31st deadline?
Unfortunately, missing the filing deadline means losing your right to appeal for that tax year. You would need to wait until the following year's assessment cycle. This is why it is important to reach out promptly after receiving your annual assessment notice rather than waiting to see if the assessed value seems reasonable on its own.
How will you know if my property has been over-assessed?
During the free review, I will examine your assessed value alongside my knowledge of local market conditions, recent comparable sales, and the specific characteristics of your property. For income-producing properties, I will also consider income and expense factors that BC Assessment may not have adequately accounted for. If my review suggests your property has been over-assessed, I will discuss my findings with you and recommend proceeding with an appeal.
What is the Property Assessment Appeal Board (PAAB)?
The Property Assessment Appeal Board is a formal quasi-judicial tribunal that hears appeals from property owners who are unsatisfied with their PARP decision. PAAB proceedings are considerably more formal and complex than PARP hearings, and appeals must be filed within 30 days of receiving a PARP decision. At this level, the quality and credibility of professional appraisal evidence becomes especially critical.
Can an appeal only affect the current year's taxes?
Yes. An assessment appeal applies only to the current year's assessment. You cannot retroactively recover overpaid taxes from prior years through the appeal process. This is why it is worthwhile to review your assessment every year — consistent over-assessment over multiple years represents a significant cumulative cost to property owners who do not take action.
How long does the assessment appeal process take?
The timeline is largely dictated by the provincial process. Notices of Complaint must be filed by January 31st, and PARP hearings are held between February 1st and March 15th. Decisions are usually issued within a few weeks of the hearing. If the matter proceeds to the PAAB, the timeline extends considerably, as PAAB scheduling can result in hearings several months after filing.
Who conducts property assessments in British Columbia?
BC Assessment is the provincial Crown corporation responsible for valuing all real property in British Columbia each year. Their assessments are used by municipalities and regional districts to calculate property taxes. Because BC Assessment uses a mass appraisal methodology and does not physically inspect every property each year, errors and inaccuracies in assessed values are common — and many property owners are paying more in taxes than they should be.
How much does it cost to have you review my assessment?
The initial review of your property assessment is completely free. I will examine your current assessed value, review the property details on file with BC Assessment, and provide you with my professional opinion on whether there appear to be grounds for a successful appeal — all at no cost and no obligation to you.
Why would I hire you instead of appealing on my own?
While property owners have the right to file and present their own appeals, the process requires detailed knowledge of BC Assessment methodology, valuation principles, comparable market evidence, and appeal procedures. As an AACI-designated appraiser with over a decade of experience in the Okanagan-Similkameen region, I bring professional credibility and persuasive, well-documented evidence to your appeal that a self-represented property owner would be hard-pressed to match. And because there is no upfront cost and no fee unless I succeed, there is very little reason not to have a professional handle it for you.
How does BC Assessment determine my property's assessed value?
BC Assessment uses a mass appraisal process to estimate property values as of July 1st of the year prior to the assessment notice. They rely on sales data, property records, and statistical modelling to value large numbers of properties simultaneously. Because this approach is broad and formulaic rather than property-specific, it frequently results in inaccurate values — particularly for unique, complex, or income-producing properties where individual characteristics significantly influence value.
What is the property assessment appeal process in BC?
The process begins with filing a Notice of Complaint with BC Assessment before January 31st. BC Assessment will then conduct an informal review and may reach out to discuss a potential resolution. If the matter is not resolved informally, it proceeds to a formal hearing before the Property Assessment Review Panel (PARP), an independent body that hears complaints between February 1st and March 15th. If the PARP decision is unsatisfactory, there is a further right of appeal to the Property Assessment Appeal Board (PAAB). I manage this entire process on your behalf.
What evidence is used to support an assessment appeal?
The most effective evidence is a professionally prepared, independent appraisal that documents the property's true market value as of the July 1st valuation date. Supporting evidence may include recent sales of comparable properties, income and expense data for income-producing properties, documentation of physical deficiencies or deferred maintenance, and corrections to errors in BC Assessment's property records. As an AACI appraiser, I prepare thorough, well-supported appraisal reports that are specifically tailored to the appeal process and the property type in question.
Will appealing my assessment affect my property's assessment in future years?
No. Filing an appeal is a legal right and BC Assessment is required to assess your property fairly and independently each year. There is no penalty or negative consequence for appealing, and doing so does not flag your property for increased scrutiny in subsequent years.
How do I get started?
Simply contact me to request your free assessment review. I will ask for a copy of your BC Assessment notice and gather some basic information about your property. From there, I will conduct a thorough review and let you know whether I believe there are grounds to appeal. Given the January 31st filing deadline, I strongly encourage you to reach out as soon as you receive your annual assessment notice so we have sufficient time to act if an appeal is warranted.
What types of properties do you appeal assessments for?
I appeal assessments for the full range of commercial and residential property types throughout the Regional District Okanagan-Similkameen, including retail properties such as shopping centers, strip retail, and standalone retail buildings; office properties including medical offices and mixed-use buildings; industrial properties such as warehouses, manufacturing facilities, and self-storage; multi-family properties including apartment buildings, strata complexes, and mobile home parks; hospitality properties such as hotels, motels, resorts, and RV parks; and land including agricultural, commercial, industrial, and multi-family development land.
What happens if you determine there are grounds to appeal?
If I believe there are reasonable grounds to appeal your assessment, I will proceed with the appeal on your behalf at no upfront cost to you. I only get paid if I am successful in reducing your assessment. My fee is a percentage of your first year's tax savings resulting from the reduced assessment. If the appeal is unsuccessful, you owe me nothing.
What is the deadline to file a property assessment appeal in BC?
BC Assessment notices are mailed in early January each year. Property owners have until January 31st to file a Notice of Complaint if they wish to appeal. This deadline is firm — missing it means waiting until the following assessment cycle. I encourage you to contact me as soon as you receive your assessment notice so there is adequate time to complete a review and file before the deadline if warranted.
What are the most common reasons a property assessment might be incorrect?
The most common issues I encounter include assessed values that are simply too high relative to actual market value as of the July 1st valuation date; errors in BC Assessment's records such as incorrect square footage, lot size, number of units, or building age; failure to account for physical deterioration, functional obsolescence, or deferred maintenance; improper property classification; and failure to adequately reflect income and expense data for investment and income-producing properties. Any of these can result in an over-assessment and excessive property taxes.
What is the Property Assessment Review Panel (PARP)?
The Property Assessment Review Panel is an independent panel appointed by the BC government that hears property assessment complaints each year between February 1st and March 15th. The panel has the authority to change an assessed value if it determines the current assessment is not accurate and fair. PARP hearings are relatively accessible and informal, though presenting well-organized professional evidence is essential to a successful outcome.
How is my assessed value used to calculate my property taxes?
Your property taxes are calculated by multiplying your assessed value by the applicable tax rate set by your municipality or regional district. A reduction in your assessed value directly reduces your tax bill. For commercial, industrial, and investment properties in particular, even a modest percentage reduction in assessed value can result in substantial annual tax savings.
What should I expect at a PARP hearing?
PARP hearings are relatively informal proceedings where both the property owner and BC Assessment present their evidence and position to the panel. As your representative, I will present the appraisal evidence, respond to questions from the panel, and make the case for a reduction in your assessed value. Hearings typically last between 30 and 60 minutes depending on the complexity of the property, and a written decision is issued after the hearing.