Sententia
Realty
Advisors

Real Estate Appraisal
and Litigation Services

Sententia Realty Advisors

Sententia Realty Advisors (pr. Sen-TEN-sha) is a new firm specializing in the preparation of appraisal reports for both private and public sector clients primarily for litigation matters related to expropriation and commercial legal disputes. Sententia’s appraisers exemplify a high degree of due diligence and research, attention to detail, and quality of analysis resulting in authoritative, well-reasoned value opinions. Other Sententia practice areas include appraisals for community benefit charges, property tax assessment appeals, and rent renewals.

Sententia Realty Advisors is led by Ian Tilley. With more than twenty years experience, he has earned a reputation for his ability to solve complex valuation challenges and for preparation of superior appraisal reports. He is also an experienced expert witness in support of litigation files for a variety of real estate matters.

Our Team

Ian K. Tilley

Principal & Real Estate Appraiser (AACI, P.App.)

Ian is an accredited real estate appraiser (AACI, P.App.) and Professional Land Economist with more than twenty years experience in the appraisal field. His practice focuses on the preparation of appraisal reports for matters related to expropriation and litigation and he has provided expert witness testimony at the Ontario Land Tribunal and the Superior Court of Ontario.

Ian has completed a wide range of real estate valuation assignments for both the private and public sectors and has appraised a multitude of property types including development land, multi-residential, office, industrial, retail, agricultural, institutional, parking garage, water lot, and hotel. In addition, he is an expert in the valuation of partial interests such as easements as well as assignments involving stratified property rights.

Certifications & Professional Affiliations

Education

BA
Bachelor of Arts
Western University

DULE
Diploma in Urban Land Economics
The University of British Columbia

Prior Experience

2008 – 2024
gsi Real Estate & Planning Advisors

2004 – 2008
Integris Real Estate Counsellors

2002 – 2004
Kellough Pestl Singh Associates

Jonathan Gaglia

Real Estate Appraiser (AIC Candidate Member)

Jonathan is integral in the preparation, research, and analysis of appraisal and consulting reports. He has assisted on a wide range of real estate valuation assignments for both the private and public sectors and has appraised a multitude of property types. The majority of his appraisal work relates to valuation assignments for expropriation and litigation. Prior to joining Sententia Realty Advisors, Jonathan worked at gsi Real Estate and Planning Advisors Inc.

Jonathan received his Bachelor of Commerce Degree from Toronto Metropolitan University (formerly Ryerson University) in Real Estate Management as well as a Post-Graduate Certificate in Real Property Valuation (PGCV) from The University of British Columbia. In addition, he is an AIC Candidate Member working towards obtaining his AACI designation.

Professional Affiliations

Education

B. Comm
Bachelor of Commerce
Toronto Metropolitan University

PGCV
Post Graduate Certificate in Real Property Valuation
The University of British Columbia

Matt McMahon

Real Estate Appraiser (AIC Candidate Member)

Matt is a valued Sententia team member, providing research and analytical support in the preparation of appraisal and consulting reports. He has assisted on a wide variety of real estate valuation assignments for both private and public sector clients and has appraised a range of diverse property types including development land, agricultural land and non-buildable land. The majority of his appraisal work relates to valuation assignments for expropriation. Prior to joining Sententia Realty Advisors, Matt worked at MPR Advisors Inc. Planning and Appraisal.

Matt received his Bachelor of Commerce Degree from the University of Guelph in Management, Economics and Finance (MEF), and is currently enrolled in the Post-Graduate Certificate program in Real Property Valuation (PGCV) at The University of British Columbia. He is also an AIC Candidate Member working towards obtaining his AACI designation.

Certifications & Professional Affiliations

Education

B. Comm
Management, Economics & Finance
University of Guelph

PGCV
Pursuing Post Graduate Certificate in Real Property Valuation
The University of British Columbia

Real Estate Appraisal & Litigation Services

Real Estate Appraisal

Sententia’s main service offering is the preparation of real estate appraisal reports. Whether for litigation purposes such as expropriation or commercial legal disputes or for internal decision-making such as a disposition or partial interest sale, we can tailor the scope of the appraisal report to our clients’ requirements. We are known for our thorough due diligence and research as well as attention to detail resulting in strongly supported value opinions.

Appraisal Review or Reply Reports

An appraisal review or reply report is when the appraiser provides an opinion as to the completeness of an appraisal report written by another appraiser, as well as whether their analyses, opinions, and conclusions are appropriate and reasonable in accordance with the “Standards” (Canadian Uniform Standards of Professional Appraisal Practice) of the Appraisal Institute of Canada. We are routinely engaged to prepare these types of reports for courts or tribunals as part of the litigation process.

Expropriation

One of Sententia’s valuation specialties is real estate appraisal related to expropriation matters. Our involvement with hundreds of expropriation cases has resulted in an in-depth understanding of the legislative requirements and their impact on owner compensation. Of particular importance is Sententia’s ability to identify and accurately assess “injurious affection” and “cost of equivalent reinstatement”. Ian Tilley is an acknowledged expert for appearances at mediations and hearings related to expropriation matters.

Commercial Litigation

Another of Sententia’s practice areas is commercial litigation. We have experience supporting our clients in commercial litigation scenarios, providing court-ready comprehensive appraisal reports that are adequately supported to withstand the scrutiny of the legal process. This requires comprehensive research to ensure that the final product is of a high quality and able to stand up to cross-examination.

Expert Witness Testimony

Ian Tilley is experienced in expert witness testimony in support of litigation files for a variety of real estate matters. He has been qualified as an expert witness to appear before the Ontario Land Tribunal, the Assessment Review Board, and the Superior Court of Justice (Ontario).

Community Benefit Charges

Appraisers at Sententia have undertaken many appraisal assignments related to both bonus density (Section 37 of the Planning Act) and cash-in-lieu of parkland dedication (Section 42 of the Planning Act). With the introduction of Bill 108 (More Homes, More Choice Act) in 2019, municipalities will now have the option of transitioning to a community benefits charges regime, which would replace S.37 contributions and S.42 parkland dedication requirements. Whether the appraisal requirement is necessary under the previous system involving traditional S.37 or S.42 appraisal reports, or if it is part of a new community benefits charges regime, Sententia is qualified to perform these types of assignments.

Property Tax Assessment Appeals

We have assisted both municipalities and property owners with appeals made to the Assessment Review Board regarding disagreement over assessed values by the Municipal Property Assessment Corporation (MPAC). Our familiarity with the Assessment Act and MPAC’s valuation methods allows us to often uncover those factors which may have been overlooked during the assessment determination.

Rent Renewals

We are specialists in commercial rent renewal disputes and ground lease arbitration. We have assisted both landlords and tenants with rent renewals, which typically involve a rent reset, for property types such as office, retail, and industrial. We also offer valuation expertise for ground lease arbitration.