Stu Salkeld, Local Journalism Initiative Reporter
East Central Alberta Review
Perhaps as a primer for budget and tax season, the Village of Big Valley council got a detailed presentation on how assessors do their work. The presentation was made at the March 17 regular meeting of council.
Wild Rose Assessment’s Kevin Bohlken appeared before council to discuss assessment and related subjects, including property values. Bohlken stated that one of the most enduring questions assessors get from property owners is about the word “improvements.”
The assessor noted that an improvement means a structure or anything that’s connected to a structure, a manufactured home or machinery/equipment.
As the topic was discussed, the subject of sheds, or any structure, on skids came up; that is, a structure that could, in theory be moved and doesn’t have a permanent foundation.
Bohlken confirmed that a shed on skids is assessible if it’s large enough to require a permit.
As the assessor gave his presentation, he noted that he’s observed Albertans moving farther and farther away from large urban centres like Calgary and Edmonton, apparently in an effort to find property with lower assessment.
Bohlken noted that assessors, when looking at a property, usually analyze sales data to arrive at a market value for a sold property. The market value is an important number when it comes to a municipality calculating a tax amount.
He noted that “mass appraisal” can also be used in some areas and situations, including when the property in question hasn’t been sold for three or more years.
During the discussion, the topic of minimum tax levy came up; that is, a minimum tax bill sent by a municipality to a property owner despite the property in question’s assessment suggesting a lower bill.
For example, a community might have a minimum tax levy of $600 per residential property, even though some residential properties in that community could, according to market value, only have a tax bill of $200.
The theory behind such levies is that all properties in a community receive services like sewer and water, and that the cost of supporting such services should be fairly distributed among all properties.
Coun. Dan Houle pointed out the number of minimum tax levy residential properties in Big Valley, while also referring to the number of Big Valley residential properties that pay the highest taxes; Houle stated that the highest taxed properties appeared to be subsidizing the minimum tax levy properties, and that perhaps the minimum tax levy amount should be hiked.
Bohlken’s presentation was accepted as information.
RCMP update
Councillors heard a community update from Stettler RCMP detachment commander S/Sgt. Cam Russell, who noted he was happy to report that the Big Valley community has been relatively quiet, with the exception of some isolated incidents.
Russell observed that third quarter criminal stats are down for virtually everything in the detachment area, including Big Valley, “...which is a trend I like to see,” said Russell.
He noted RCMP officers monitor offenders who are in the Big Valley area to ensure they’re abiding by court-ordered conditions. As well, Russell stated staffing levels at the Stettler detachment are getting back to normal.
Russell noted that Stettler RCMP recently responded to an incident in Big Valley that was related to a Drumheller situation that occurred just before Christmas.
He also notified councillors that Stettler RCMP are expecting their body-worn cameras relatively soon.
“I think it’s a good thing,” said Russell, adding that cameras benefit both the public and police.
“When we need to be held accountable, it’ll be a much clearer picture.”
Russell noted the Stettler detachment building is also in line for a renovation.
Chief Administrative Officer (CAO) Colleen Mayne also mentioned several traffic concerns to Russell, including a resident who parks a truck and trailer partially blocking a roadway, plus derelict vehicles that are parked on public streets for long periods of time.
Councillors accepted Russell’s presentation as information.
