Assessment Review Board

Commission de révision de l’évaluation foncière

ISSUE DATE: May 11, 2018 FILE NO.: WR 150992

Assessed Person(s): George Paraghamian Appellant(s): George Paraghamian Respondent(s): Municipal Property Assessment Corporation (“MPAC”) Region 09 Respondent(s): City of Toronto

Property Location(s): 467 Hillsdale Avenue East Municipality(ies): City of Toronto Roll Number(s): 1904-103-560-01600-0000 Appeal Number(s): 3222168 and 3295241 (deemed 2018 appeal) Taxation Year(s): 2017 and 2018 (deemed appeal) Hearing Event No.: 693978

Legislative Authority: Section 40 of the Assessment Act, R.S.O. 1990, c. A.31, as amended

Heard: February 5, 2018 in Toronto, Ontario

APPEARANCES:

Parties	Representative
George Paraghamian	Self-represented
MPAC	Katelyn Morrow
City of Toronto	No one appeared

DECISION OF THE BOARD DELIVERED BY ANTHONY LaREGINA

INTRODUCTION

1The subject property is a single-family two-storey semi-detached dwelling located at 467 Hillsdale Avenue East. The home was built in 1927 underwent a B renovation in 1995 adding 478 square feet (“sq. ft.”) of building area to the second floor resulting in an effective year built of 1978. The lot has 26.75 feet of actual and effective frontage and 122 feet of actual and effective depth resulting in an effective site area of 3,825 sq. ft. The subject property has a total building area of 1,624 sq. ft. with 780 sq. ft. on the first floor, 844 sq. ft. on the second floor which includes the renovated space, and 586 sq. ft. in the basement of which 269 sq. ft. is finished space. The property also has a 513 sq. ft. detached garage built in 1927. For the 2017 taxation year, the current value assessment was returned at $1,159,000.

2Ryan De Sousa, the assessor from MPAC, provided the Assessment Review Board (“Board”) with an estimate of current value at $1,188,267 based on six comparable property sales located in the vicinity of the subject property. Mr. De Sousa presented an equity study with a 0.955 median Assessment to Sales Ratio (“ASR”) making no further equity adjustment. Katelyn Morrow, the representative for MPAC is not requesting an increase in assessment and therefore requests a confirmation of the returned assessment of $1,159,000.

3George Paraghamian, the Appellant is requesting a reduction in his assessment between $200,000 and $300,000 to compensate for the reduced quality of lifestyle caused by aircraft flying over his home. Mr. Paraghamian asserts that since 2012 there has been a change in flight paths dramatically increasing aircraft traffic over his home.

4Mr. Paraghamian requested a written decision.

ISSUES

5The issues to be determined are:

i.) What is the correct current value of the subject property for the 2017 taxation year?

ii.) Is the current value as determined by the Board equitable with the assessments of similar lands in the vicinity?

DECISION

6The Board finds the current value of the subject property for the 2017 taxation year to be $1,149,000.

7The Board determines that the current value requires no further adjustment in order to make the assessment of subject property equitable with the assessments of similar lands in the vicinity.

8The Board will therefore reduce the assessment of the subject property from $1,159,000 to $1,149,000 for the 2017 and deemed 2018 taxation years.

REASONS FOR DECISION

Current Value – Evidence and Analysis

9In accordance with s. 44.(3)(a) of the Assessment Act, RSO 1990, c A.31 (“Act”) the first mandate of the Board is to determine “the current value of the land.” Section 1 of the Act defines current value as “the amount of money the fee simple, if unencumbered, would realize if sold at arm’s length by a willing seller to a willing buyer.”

10For the 201