It helps to know what a market valuation is not. An appraisal is a formal report a lender orders to protect its own security position, and a City of Saskatoon assessment is a tax figure produced by mass appraisal from a base date, applied at a residential percentage of value of 80 percent. Neither is a selling recommendation, and neither one asks what a motivated buyer would pay for your house this month.
Adjustments carry the accuracy. Two homes with the same square footage price very differently once you account for lot width and lane access, whether the garage is attached or detached, how the basement is finished, the age of the mechanical systems, and whether a secondary suite is permitted or merely present. Joel prices those differences the way buyers pay for them, not with a flat formula.
The last step is the one that pays for itself. Public records and every estimate drawn from them stop at what was filed, so a basement developed without a permit, a bathroom added quietly or a kitchen rebuilt in place shows up nowhere. Joel documents that work with photographs and dates so it can be defended to a buyer, and to the appraiser the buyer's lender sends.