Be clear about what you need it for, because the purpose changes the document. A market opinion for planning purposes is informal. A value for a mortgage, a court proceeding or a formal dispute usually needs an appraisal from an accredited member of the Appraisal Institute of Canada, and a lawyer or lender will tell you which one they will accept before you spend anything.
Two situations come up often in Saskatoon. A City of Saskatoon assessment notice arrives and the owner wants to know whether an appeal is worth filing, remembering that residential property is assessed using a percentage of value of 80 percent and that the assessment is not market value. Or an estate is being settled and the executor needs a defensible value at the date of death for the Canada Revenue Agency.
Joel Dyck prepares valuations for people who are not selling and says so plainly, which is part of why the practice carries 72 five star Google reviews. The hand-reviewed approach matters here too, because a value for an appeal or an estate that ignores unpermitted improvements is a value that will not hold up when someone examines it.