The Assessment Cycle and Phase In

We conduct a province-wide Assessment Update every four years to update the assessed value of every property in Ontario.

As a property owner in Ontario, you'll receive a Property Assessment Notice in the mail from MPAC every four years updating the value of your property. Due to the COVID-19 pandemic, the Ontario government has postponed the 2020 Assessment Update. They have indicated that property assessments for the 2021 property tax year will continue to be based on the fully phased-in January 1, 2016 current values. This means your property assessment for the 2021 property tax year will be the same as the 2020 tax year, unless there have been changes to your property.

In 2016, we mailed a Property Assessment Notice to every property owner in the province – assessing more than five million properties in Ontario. Your 2016 Notice reflects the assessed value and classification of your property as of January 1, 2016 and this will be used as the basis for calculating your 2021 property taxes.

We continue to review properties during non-Assessment Update years as new homes are built, owners renovate, structures are demolished and properties change use.

You may receive a notice from MPAC if there has been a change to your property including:

  • Change to property ownership, legal description, or school support.
  • Change to the property’s value resulting from a Request for Reconsideration, or an Assessment Review Board decision.
  • Property value increase/decrease reflecting a change to the property; for example, a new structure, addition, or removal of an old structure.
  • Change in the classification or tax liability of the property.

The phase-in process for property value increases

To provide you with an additional level of property tax stability and predictability, we take four years to phase in market increases in your assessed value between Assessment Updates, but apply any decreases immediately.

For example, an increase in your property's assessed value between the January 1, 2012 and January 1, 2016 legislated valuation dates was phased in over 2017 to 2020.

Learn more about the phase-in process from How Phase In Works and our page on the relationship between property values and property taxes.

Video: Understanding Phase in

Understanding Phase In video


The Assessment Overview shows the assessed value on Jan 1, 2016 and Jan 1, 2012 and the difference between those values.

The updated value is phased in over four years, so that in 2020, your property will reach the fully phased in 2016 value. 

If your property value increases, we phase it in over 4 years. If it has decreased, we apply it immediately.