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Ontario Taxes on Property
Ontario Non-Resident Speculation Tax (Foreign Buyers Tax)
Municipal Vacant Home Taxes Ontario
Hamilton Vacant Unit Tax (VUT)
Region of Peel Vacant Home Tax - Feasibility Being Explored
Homeowners, Home Buyers, Builders & Renovators Beware!!
Government of Ontario Resources
Ontario Non-Resident Speculation Tax (Foreign Buyers Tax)
As per an October 24, 2022 news release, the Ontario Non-Resident Speculation Tax (NRST) rate is increased from 20% to 25% effective October 25, 2022, for binding agreements of purchase and sale entered into on or after October 25, 2022.
This tax applies to residential property anywhere in the province, not just in selected areas.
The tax applies to foreign buyers, including certain trusts with foreign trustees or foreign beneficiaries.
For detailed information see Ontario Non-Resident Speculation Tax (NRST)
Municipal Vacant Home Taxes Ontario
Toronto Vacant Home Tax
The deadline to declare a property's 2022 occupancy status is February 2, 2023. The online declaration portal will open in mid-December 2022.
All owners of residential property in Toronto will be required to declare the status of their property/properties annually.
 | Residential property is vacant if unoccupied for more than 6 months of the year, but there are exemptions. | ||
| A tenanted property is not considered vacant if it was occupied by tenants for at least 184 days in increments of at least 30 days. i.e., the lease or sublease term must be for at least 30 days to be considered an occupancy. | ||
| A property will be "deemed" vacant if owner fails to make a property status declaration. | ||
| The tax is 1% of Current Value Assessment (CVA)
| ||
| The tax is payable by the 1st of May |
See Vacant Home Tax on the City of Toronto website.
Ottawa Vacant Unit Tax (VUT)
The deadline to declare a property's 2022 occupancy status is the Interim Tax due date (third Thursday in March). The late declaration deadline is April 30th.
All owners of residential property in Ottawa will be required to declare the status of their property/properties annually.
| Residential property is vacant if unoccupied for more than 184 days of the year, but there are exemptions. | ||
| A tenanted property is not considered vacant if it was occupied by tenants for at least 184 days in increments of at least 30 days. i.e., the lease or sublease term must be for at least 30 days to be considered an occupancy. | ||
| A property will be "deemed" vacant if owner fails to make a property status declaration by April 30th. | ||
| The tax is 1% of Taxable Assessed Value
|
See Vacant Unit Tax on the City of Ottawa website
Hamilton Vacant Unit Tax (VUT)
All owners of residential property in Hamilton will be required to declare the status of their property/properties annually.
| Residential property is vacant if unoccupied for more than 183 days of the year, but there are exemptions | ||
| If a mandatory declaration is not submitted the property will be considered vacant and VUT will be charged | ||
| Principal residence will not be subject to the VUT but is still required to submit a mandatory | ||
| The tax is 1% of Taxable Assessed Value, and will be included in the Final
Property Tax Bill mailed out in June
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See Vacant Unit Tax on the City of Hamilton website.
Region of Peel Vacant Home Tax - Feasibility Being Explored
Public consultations have ended. The Region of Peel expects to report back to Council in early 2023 with a summary of the consultation, program design options and next steps.
See Vacant Home Tax on the Peel Region website.
Homeowners, Home Buyers, Builders & Renovators Beware!!
Some caveats identified by an article in the Canadian Tax Foundation, Ontario's New Vacant Home Taxes: The Blind Spots, by Noah Sarna, Thorsteinssons LLP:
| Homeowners must be prepared to provide documentation proving their occupancy. This may be a problem for owners who do not use their home as their mailing address for all purposes. | ||||
| Home Buyers: The obligation for these taxes are generally an obligation
attached to the property, not the homeowner.
| ||||
| Builders/Renovators: Among other issues, there may be an exemption for buildings being constructed or renovated, but a delay in a permit being issued following application for it could result in the tax being payable. | ||||
| Multiple uses during a single year could cause problems. |
See the full article for more information!
Government of Ontario Resources
Ontario Non-Resident Speculation Tax (NRST)
Ontario Senior Homeowners' Property Tax Grant
TaxTips.ca Resources
BC Speculation and Vacancy Tax & City of Vancouver Empty Homes Tax
BC Foreign Buyer TaxRevised: October 26, 2023