Elford Appraisal is committed to providing accurate, unbiased and highly detailed valuations, providing appraisals on residential, commercial/industrial, farm and ranch/agricultural; multi-family residential; residential acreage; mobile home parks and recreational campgrounds. As well, we have the ability to complete V-Day valuations; current and historical appraisals as well as prospective appraisals.

The most accurate and realistic valuation of a property is critical to any successful real estate transfer. Elford Appraisal employs a variety of proven methods to determine the value of a given property. When engaged to perform an appraisal, whether it be Direct Comparison Approach, the Cost Approach, or the Income Approach, Elford Appraisal will use the technique best suited to a specific property, in order to determine an estimate of value with the highest degree of accuracy.

The Process
Elford employs a thorough step-by-step process to ensure that each appraisal is as accurate, and reflective of market conditions as possible for the specific use of the appraisal. The greatest amount of applicable data is considered and factored into every appraisal. The results are reported only after complete consideration of all relevant information.

The Methodologies
Elford appraisers use a combination of three well-proven approaches to their valuation methodology depending on the specific property, its use, and the purpose of the appraisal report.

The Cost Approach to Value
Provides an estimate of what the cost would be to replace or reproduce the improvements of a specific property at the time of the appraisal, taking into account physical, functional and economic obsolescence. The depreciated figure arrived at is added to the land value of the specific property and the result is the estimate based on the Cost Approach.

The Direct Comparison Approach to Value
Compares the specific property to other recently sold properties of similar size, quality, location and utility. Comparisons are made to the specific property and adjustments are made to calculate the differences in value. Direct Comparison is the approach most commonly used for residential appraisals. If this approach is used for income producing properties the comparison may be room count, numbers of bedrooms, income per room or other units of similarity depending on the use of the property.

The Income Approach to Value
This is the most appropriate manner of ascertaining the value of income producing properties. The Income Approach produces an estimate of what a prudent investor would expect to pay for a specific property to net a rate of return commensurate with the income the specific property can produce.

Reconciliation and Final Estimation of Value
Upon the completion of the gathering of data, a thorough analysis is conducted. From this analysis, the final estimate or opinion of value is formed.

Elford Group provides accurate and realistic valuation appraisals to lending institutions, mortgage brokers; law firms; insurance companies and private individuals.

We complete appraisals on:

Acreages
Agricultural / Farm and Ranch
Aviation Hangars
Bankruptcy
Commercial Buildings
Estates / Probate
Foreclosure
Historical, Retrospective and Prospective Values
Industrial Buildings
Insurance Replacement
Legal Division of Property
Mobile Home Parks
Multi-Unit Commercial
Multi-Unit Residential
New Construction
Opinion of Value
Progress Inspection
Recreational Property
Recreational Campgrounds
Relocation
Single, detached and multi-family residential (Urban and Rural Locations)
Strip Malls
Tax Assessment Appeal
Vacant Land
Valuation Day (V-Day)
Warehouses

All Elford Group appraisers are licensed by the Real Estate Council of Alberta (RECA) and are members in good standing with the Appraisal Institute of Canada, Calgary Real Estate Board, and carry Professional Liability Insurance.

Changes in land use and urbanization have created the need for a greater degree of environmental stewardship in the real estate development industry. Existing parcels of land are being used more efficiently, and greater care for the physical condition of properties is a higher priority, both for owners as well as for those who have an ancillary interest in the property, such as lenders and others who may want to establish an interest on title. As a leader in this critical area, Elford Environmental has been involved in providing detailed and well-researched Phase I, Phase II and Phase III Environmental Site Assessments (ESAs) since 1991.

Elford Appraisal, Environmental & Consulting Services Ltd. has the expertise to assist in information gathering as well as the due diligence required for complete and accurate conclusions pertaining to the Environmental Site Assessment (ESA).

The inherent value of this practice is underscored by the fact that any party connected with contaminated property can be held liable for its cleanup – whether or not they have contributed to the original contamination of that property. ESAs have grown to be a major component in the due diligence required by owners, sellers, buyers and lending institutions involved in the real estate transaction.

Large-scale real estate transfers are becoming an increasingly complex process. Elford Consulting provides the sage counsel borne of lengthy experience in all facets of real estate transactions. We bring in-depth knowledge of the local market and coming trends, and a thorough understanding of the various financial, administrative, mechanical and legal factors into sharp focus on your behalf. Elford Consulting can enhance or reshape your strategic plan involving acquisition, development, disposal and mortgage financing.

Due Diligence Audits are made easier with Elford Consulting. Our specialized expertise and in-depth knowledge of influencing factors can benefit your decision-making process. Acquisitions, land development, disposal and mortgage financing are challenges made simpler with our counsel.

Certain real estate decisions may seem straightforward, but they can have major impacts on your company’s success, particularly with respect to real estate development. Elford Consulting will assist with a Market Study designed to identify factors likely to contribute to the hardship or success of a real estate development. A thorough and meticulous approach to examining all of the crucial aspects of your project will assist in making appropriately informed business decisions.

For absentee owners or investors, an Annual Value Review is an attractive way to stay abreast of factors influencing the market; it can be difficult and time-consuming to track local market conditions and rental rates from afar. Elford Consulting can help you stay on top of your operating costs and capitalization, as well as track current mortgage rates. We can provide forecasting to help you control these variables and plan for future changes.

Elford Consulting’s professionals can act as consultants, mediators or arbitrators in legal matters involving real estate. Municipal taxation; expropriation; tax assessment notices; verification of recoverable operating expenses; establishment of rental rates according to lease types; Municipal Assessment Reviews – Elford Consulting can assist you in any of these situations.

Real estate assets do not have any static value in time. Fluctuations in value may be attributed to the economic context as well as the conditions of the building itself. Numerous factors involved in the valuation process could produce varying conclusions. It is increasingly difficult to distinguish between a market value and a standardized value on the municipal assessment roll.

Only experienced analysts are capable of issuing opinions of value based on the highest professional standards. Our role is to assist you throughout a process that includes:

1. Absorption Studies
2. Acting as mediator and taking part in any hearings
3. Development Feasibility Studies
4. Due Diligence Audits
5. Due Diligence for Development
6. Market Studies
7. Negotiating value in connection with a pre-assessment

Due diligence is the process of carrying out an investigative analysis of the financial, legal and operating activities of an entity in connection with a proposed transaction that would result in a significant change in the ownership or the capital structure of the entity.

Elford Group can assist you in a variety of ways, including:

1. Absorption studies
2. Development of feasibility studies
3. Due diligence audits
4. Due diligence for development, Highest and Best Use, and/or redevelopment.
5. Legal matters
6. Market studies

The 7 major Headings of Investigation fall under:
1. Borrowers / Purchasers / Seller Background Studies
2. Business Plan
3. Engineering / Environmental / Geotechnical
4. Legal / Financial considerations and Due Diligence
5. Marketing aspects of the Project or Enterprise
6. Political
7. Social / Insurance Requirements

In total there are over 70 individual investigations that make up the Project Due Diligence research effort.