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ABOUT

Valoris is a firm of chartered appraisers offering various services to meet your specific real estate needs. Our firm is proud to offer quality service and high standards of professionalism. Quality, professionalism, independence and courtesy are the foundation of the firm.

Valoris was created by two real estate enthusiasts who joined forces and their various experience in the field in terms of valuation, real estate investment, property management and experience in large real estate companies.

Team

Morgan Khuon, MBA, ÉA – Co-founder

Morgan has been a real estate appraiser, investor and property manager for almost fifteen years. He holds a MBA specialized in corporate finance. In addition to his real estate experience, he also worked at setting up information and business intelligence systems. These skills enabled Morgan to design an automated system for evaluation reports and to create a database capable of delivering quality assessments based on the latest real estate market information.

Loïc Abaziou, CPA, CA, EA - Co-founder

Loïc is a real estate appraiser and a member of the Order of Chartered Professional Accountants of Quebec. Loïc has more than 15 years of experience in business management, internal audit and property valuation. He has worked for Deloitte, Ivanhoé Cambridge, the real estate subsidiary of Caisse de dépôt et placement du Québec, and for a private firm of chartered appraiser. These years of experience in the real estate sector have allowed him to develop an expertise in the various processes specific to the real estate sector and property valuation. His experience and passion for real estate motivated him to continue in the field as a chartered appraiser and co-found of an appraisal firm.

Michel Masse, EA - Real Estate Appraiser

Michel is a real estate appraiser with more than 15 years of experience in the fields of Real estate, finance and construction. The combination of these experiences related to Real estate allowed Michel to develop an expertise in the analysis of real estate and financial data. His professional background and his passion for real estate led him to pursue a career as an evaluator. He is joining the dynamic team of Valoris to offer a quality service.

PHILIPPE RACINE, ÉA – ÉVALUATEUR AGRÉÉ

Philippe is a chartered appraiser with more than ten years of experience in the fields of accounting and real estate appraisal. During these years, he was able to carry out hundreds of appraisal assignments in the residential (single-family and multi-family), commercial and light industrial sectors. Holding a bachelor’s degree in accounting, Philippe also has several years of experience as a project administrator in a large engineering firm. Philippe obtained the best result in Quebec during the admission exam of “l’Ordre des Évaluateurs Agréés du Québec” for 2017. He is proud to join the Valoris team in order to provide quality service to his clients.

Services

Evaluation reports

An evaluation report is not only a tool, but necessary and essential information for:

  • Financing and refinancing of your property,
  • Helping you make wise and informed decisions during real estate projects,
  • Decision-making and negotiation when selling or buying a property,
  • Establishing your insurance coverage to ensure that it covers the replacement cost as new of your building in the event of a disaster;
  • Providing you with reliable arguments during a tax dispute.

In order to make an informed decision when carrying out a real estate project, an evaluation report is an indispensable tool in the decision-making process and in obtaining project financing.

Building project 

An evaluation report of the POTENTIAL market value of the project will inform you, at the beginning of the project, of the estimated market value of your project once completed. The POTENTIAL market value will allow you to know its potential profitability, to justify the costs, and will be essential in obtaining financing from a banking institution or a private lender.

Flip project / Renovations

A valuation report of the CURRENT value of the property (before renovation), as well as a value estimate at the beginning of the project of the POTENTIAL value of the project (renovations considered as completed), will enable you to know its potential profitability, to justify the costs, and will be essential in obtaining financing from a financial institution or a private lender.

Progress of construction work

In new constructions or flip projects, financial institutions will free up the funds required to finance the project according to the progress of the construction work based on pre-established conditions or milestones set by the bank. An independent report on the progress of the work at the various stages of construction will allow you to obtain necessary funds to finance the following steps.

Rent to own

A valuation report of the market value of the property at the time of the transaction allows you to make an informed decision by ensuring that the sale price of the property at the end of the contract is based on a market value estimated by a professional chartered appraiser.

An independent appraisal of the market value of your property, through financing or refinancing, will allow you to support your application for financing and facilitate its approval.

Whether you are a purchaser or a seller, obtaining an independent appraisal of the market value of the property will allow you to bring solid arguments during negotiation and will confirm that the transaction was made at fair market value.

Unlike all the parties involved in the transaction “Purchase/sale process” (bank, real estate broker, mortgage broker), the chartered appraiser is the only one with the skills and ability to produce a value estimate, and the only one to provide you with a market value that is FAIR, INDEPENDENT, UNBIASED and free of any CONFLICT OF INTEREST.

Despite their good will and honesty, the various parties in a transaction are not independent and have a bias because they all have an interest in the transaction.

Rental value means the rent you could most likely obtain for renting an apartment/condo in your residential building or condominium. This value allows you to ensure that the lease reflects the market rate, and thus, maximize the value of your property. In the case of a new construction, knowing the rental value of the various possible rental units will allow you to assess the viability and the potential profitability of your project.

An assessment of the insurance value of your building will provide you with an estimate of the replacement cost as new of your building. This estimate will allow you to make sure that your insurance covers all the cost of the replacement cost as new in the event of a claim or, if applicable, will allow you to adjust the coverage so that it is adequate.

Here are several situations where a Market Value Appraisal Report is required for tax purposes:

In the case of a sale between related persons. 

When selling a property between related persons, the tax authorities consider that the property was traded at its market value on the date of the transaction. In case of disagreement regarding the market value estimated by the tax authorities, a valuation report of the market value as of the date of the transaction will bring credibility.

Principal residence

The capital gain realized on the sale of a principal residence is tax free. However, in certain circumstances, only a portion of the capital gain is free.

One of these circumstances would be if you were to move into one of your own rental properties. At the time of the sale, only the period of occupancy will be tax free. So in order to know the portion of the capital gain that is tax free in this situation, it is important to get a valuation report of the market value of the property at the date you moved. This also applies when you decide to move out and rent the apartment/condo you occupied. Once again, a valuation report of the market value at the time of the move will determine the portion of the tax-free gain.

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Contact information

You can reach us at:
    438-259-3149
   info@valoris.ca
    1111 Boul. Dr Frederick-Philips, Suite 600
       Montreal (Québec) H4M 2X6