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In some boroughs and municipalities, average single-family home value tops $1.5M

CBC News · Posted: Sep 14, 2022 12:15 PM ET | Last Updated: September 14

Property values across the Montreal island have shot up by a whopping average of 32.4 per cent, and as a result, owners can expect their taxes to go up as of next year.

The Agglomeration of Montreal released its data on property tax rolls Wednesday and they will remain in effect for the next three tax years.

The 32.4 per cent jump is more than the double the increase from the last tax roll.

The biggest value increases were seen in Lachine, Pierrefonds-Roxboro and Saint-Laurent with an average jump of 40 per cent. Ville-Marie only saw an increase of 15.7 per cent — the lowest among the city’s boroughs. That’s mostly due to a dip in commercial property values caused in part by the pandemic. 

As for demerged municipalities, Montréal-Est led the way with a 52.5 per cent increase, mostly due to a spike in value for industrial properties. In the most populous demerged municipality, Dollard-des-Ormeaux, the average hike was up by 45.1 per cent.

The average single family home in Montreal now costs $840,000, while the average condo costs $492,400. The most valuable single family home in the city costs $32,639,700.

The 502,789 units on the property rolls have reached a value of $526.3 billion. That’s up by nearly $142 billion compared to the last property tax rolls. Since 2001, that total value has more than quintupled.

Some types of non-residential buildings had much lower increases or even lost value due to the pandemic, like office buildings which only increased by 6.5 per cent and malls, which lost 2.1 per cent of their value.

Other key numbers:

• The average single-family home costs more than $1.5 million in these municipalities and city boroughs: Westmount ($2.6 million), Outremont ($2.1 million), Hampstead ($1.96 million), Town of Mount Royal ($1.9 million) and Ville-Marie ($1.5 million).
• Residential buildings with six units or less saw their value go up by an average of 35.6 per cent.
• Those with more than six units saw their value go up by an average of 35.1 per cent.
• The value of non-residential buildings increased by an average of 25.7 per cent.
• The value of industrial buildings increased by an average of 60.5 per cent.

Owners will not necessarily see their property taxes go up by an average of 32 per cent. However, generally, owners whose property values have gone up could end up paying more in taxes.

People can see how their property was assessed by going to the city of Montreal’s website or in person at city hall or Accès Montréal offices.

Property Tax Deferrals

As a result of the COVID-19 virus and the impact on business, many (most) municipalities have either implemented, or are currently working/considering implementing relief, with deferrals typically lasting between 60-150 days, with 60-90 days being the most typical. There are some notable exceptions, but we expect those municipalities will eventually change as the crisis (economically) deepens.

Here is a host of locations, which is by no means an exhaustive list, and it is constantly changing. We continue to add to this as we research further or at client request. This list was compiled March 25/partially updated on June 2nd but click the links to see if anything has changed:

Brampton, ON: https://www.brampton.ca/EN/residents/Taxes-Assessment/taxation/Pages/payment-options.aspx – note all City facilities are closed March 16 to April 5. They are allowing late payment with no penalty until August 19^th.

Toronto, ON: https://www.toronto.ca/home/covid-19/economic-support-recovery/ they are allowing late payments with no penalty (extension) for 60 days. This was updated with additional support in June 2020: https://www.toronto.ca/services-payments/property-taxes-utilities/property-tax/financial-assistance-for-property-owners-during-covid-19/

Mississauga, ON: https://web.mississauga.ca/city-of-mississauga-news/news/city-of-mississauga-covid-19-response-special-emergency-council-meeting-outcomes/ they are allowing you to defer payments by up to 90 days without penalty or interest.

Vaughan, ON: https://www.vaughan.ca/services/property_tax_and_assessment/Pages/default.aspx they are allowing you to defer payments until June 1 without penalty or interest.

Windsor, ON: https://www.citywindsor.ca/residents/emergencyandcrimeprevention/Emergency-Preparedness/Disease-Outbreak/Pages/Coronavirus-(COVID-19)-Frequently-Asked-Questions.aspx they presently have shifted to allow deferral from April 15, 2020 to June 30, 2020 – but you have to request any postdated cheques/pre-authorized payments be cancelled, it’s not automatic.

Kingston, ON – waives interest and penalties on April 2 and May 1 instalments. https://www.cityofkingston.ca/-/city-offers-financial-relief-during-the-covid-19-pandemic/

Sudbury, ON – waives interest and penalties on April 2 instalments until June 4. https://www.greatersudbury.ca/live/covid-19-coronavirus/economic-support-recovery/

Hamilton, ON – waives interest and penalties on April 30 instalments for 60 days. https://www.cbc.ca/news/canada/hamilton/city-council-defers-property-tax-payments-to-help-hamiltonians-during-covid-19-1.5526060

Thunder Bay – May 6 instalments not due until July 8. https://www.thunderbay.ca/en/city-hall/resources/Documents/Coronavirus-COVID-19/Financial-Relief-During-COVID-19—FINAL.pdf

Markham, ON – no late payments from Oct to December, no Municipal Accommodation Tax until Dec 31. Unclear re: spring interim payments. https://www.markham.ca/wps/portal/home/about/COVID-19-Information/COVID-19-Affected-City-Services

Ottawa, ON is extending the deadline on its interim tax bill until April 15: https://ottawa.ca/en/business/economic-support-and-recovery Update March 31, now there’s a hardship application for properties up to $7.5 million to defer until October 30 https://ottawa.ca/en/living-ottawa/taxes/covid-19-property-tax-relief#2020-property-tax-hardship-deferral-program

Guelph, ON, property tax due in April deferred a month, need to email them https://guelph.ca/2020/04/city-of-guelph-responding-to-coronavirus/#property-taxes possible deferral to end of July https://www.guelphmercury.com/news-story/9941041-guelph-property-tax-payments-could-be-deferred-to-the-end-of-july/ https://www.guelphtoday.com/coronavirus-covid-19-local-news/city-to-look-at-borrowing-100-million-defer-property-taxes-to-end-of-july-2252405

Vancouver, BC, property tax due dates extended to September 1, 2020 or Oct 1 2020 plus provincial updates (see below) https://vancouver.ca/home-property-development/covid-19-coronavirus-within-vancouver.aspx

Port Coquitlam, BC, property tax increase cancelled and due dates extended to September 2, 2020 plus provincial updates (see below) https://globalnews.ca/news/6794271/port-coquitlam-property-tax-payment-deadline-coronavirus-covid-19/

Calgary, AB, province rolling back previous education tax increases, and 6 month deferral of provincial taxes owed to December 31, city portion deferred to September 30: https://www.calgary.ca/CSPS/cema/Pages/businesses-and-COVID-19.aspx?redirect=/covid-business; https://calgary.ctvnews.ca/calgary-council-defers-property-tax-payments-for-three-months-1.4885665

Edmonton, AB, tax notices will be mailed in May and no late fees will be charged to tax payments made by August 31: https://www.edmonton.ca/programs_services/emergency_preparedness/covid-19.aspx

Regina, SK, tax notices will be issued on schedule in May but property owners will have until after September 30 before penalties are applied: https://www.regina.ca/home-property/safety-emergencies/emergency-preparedness/covid-19/#outline-water-property-tax-payments

Saskatoon, SK, 2020 Property Tax notice will be delivered by the end of May 2020 but any late payment penalties will not incur on 2020 Property Tax if a payment is made in the full amount due by September 30, 2020: https://www.saskatoon.ca/services-residents/property-tax-assessments/property-tax

Winnipeg, MB, no property tax deferral but penalties waived for 90 days – property tax due June 30 penalties waived to Sept 30, Business taxes due May 29 penalties waived to Aug 31: https://winnipeg.ca/emergweb/covid-19/default.stm

Montreal, QC, extension of the second tax payment from June 1 to July 2 https://montreal.ca/en/articles/covid-19-support-measures-montreal-businesses. Additional deferrals now offered as of June 2020: https://montrealgazette.com/news/local-news/montreal-pushes-back-tax-deadline-3

Quebec City, QC, extension for all payments starting in May (May to August, July to September, September to November): https://www.ville.quebec.qc.ca/covid19/#ferme

Val D’Or, QC, no extension yet, but planning to consider it at April 6 council meeting which is before May 1 due date: https://www.ville.valdor.qc.ca/fr/nouvelles/covid-19-etat-de-situation

Halifax, NS, deferral until June 1 enacted at council meeting April 14th https://www.halifaxtoday.ca/local-news/halifax-regional-council-approves-deferral-of-property-taxes-until-june-2253688

Moncton, NB, no property tax deferral program currently in place, appeal deadline (request for review) moved by one month to May 1 from April 1. They recommend paying online though. https://www.moncton.ca/covid-19, https://www2.snb.ca/content/snb/en/news/news-release.2020.03.0170.html

Province of British Columbia, Business and light- and major-industry property classes will see their school tax cut in half. Property Assessment Appeal Board appeals (second level) deadline deferred 60 days from April 30 to June 1. Commercial tax classes (4/5/6/7) deferred to Oct 1 https://news.gov.bc.ca/releases/2020FIN0020-000703

Province of Ontario, Deferring the upcoming quarterly (June 30) remittance of education property tax to school boards by 90 days.

Province of Alberta, removal of school tax increase and retention of 2019 rates and deferral of remittance of education tax to province by 6 months to December 31, 2020

Estevan, SK,  A council decision was made to continue to levy property taxes in June, due July 31, 2020.  Penalties usually start August 1, 2020, they have committed to waive penalties for August & September, with penalties starting October 1, 2020.

Fort McMurray (Wood Buffalo), AB, in an emergency online meeting council agreed to provide some deferrals/breaks for taxpayers until September http://www.rmwb.ca/News-Room/Recent-Media-Releases/Council-allocates-additional-funding-to-Community-Plan-on-Homelessness–defers-Municipal-property-tax-payments-and-will-send-letters-to-Federal-and-Provincial-governments.htm

Lloydminster, AB, No decisions have been made at this point, currently under further review of the situation, the City does intend to make options available.

Lethbridge, AB, three month deferral available on tax payments. https://globalnews.ca/news/6903695/lethbridge-2020-tax-covid19-coronavirus/

Red Deer, AB, 90 day deferral to September 30th available. https://globalnews.ca/news/6819685/red-deer-city-council-property-tax-coronavirus-covid-19-closures/

Medicine Hat, AB, Under further review with intention to make option available. Assessment Appeal deadline moved to Oct 1st https://www.medicinehat.ca/government/departments/finance/assessment

Grande Prairie, AB, deferral available to August 31st. https://www.cityofgp.com/culture-community/news-events/covid-19-information

Kirkland Lake, ON,  deferral available from April 9 to June 30th. https://www.kirklandlake.ca/assets/announcements/COVID/COVID-19%20April%202%202020%20tax%20relief%20press%20release_Mayor%20Kiely.pdf .

Peterborough, ON,  60 day deferrals available as of March 30th for interim payments. https://www.peterborough.ca/en/city-services/city-services-during-covid-19.aspx#Property-Taxes

Springwater, ON, deferral available until after June 1 https://www.springwater.ca/en/news/resources/2020-Documents/20200325—Springwater-waives-penalties-and-interest-for-property-tax-and-water-wastewater-payments.pdf

Cambridge, ON, deferral available until after June 1st https://www.cambridge.ca/Modules/News/index.aspx?newsId=438fe427-4f94-4c52-82d3-1fd6e9d676d2

Oakville, ON,  tax deferral of next instalment previously due April 24 to June 30 with no interest or penalty. https://www.oakville.ca/townhall/covid-19.html

Welland, ON,  tax deferral until after May 30 https://www.welland.ca/Media/MR/2020/ReliefforTaxandWaterPayments.pdf

Niagara Falls, ON,  tax deferral (no interest and penalties) until after June 30th https://niagarafalls.ca/covid19/frequently-asked-questions.aspx

Peterborough, ON,  motion meeting to be held March 30 with intent to make options available. https://www.mykawartha.com/news-story/9919103-peterborough-city-council-to-hear-motion-to-defer-property-taxes-on-monday/

St Johns, NL,  no interest or penalties until after August 31st http://www.stjohns.ca/city-hall/news-room/covid-19

Cape Breton, NS,  no interest or penalties for 90 days https://www.cbc.ca/news/canada/nova-scotia/cbrm-allows-residents-to-defer-property-tax-water-bills-1.5516001

Yellowknife, NWT  will be waiving interest and penalties on late payments https://www.yellowknife.ca/en/living-here/coronavirus-disease–covid-19-.asp

Iqaluit, NU  60 day deferral to property tax bills retroactively such that March 31 payments now due May 31. This was passed by council on April 6th. https://nunatsiaq.com/stories/article/iqaluit-city-council-approves-property-tax-extension/

We are currently reviewing the impact to individual clients and properties and will be reporting to you individually as soon as practicable. If you are interested in receiving this information about specific properties, please reach out to one of the team.

Stay safe/healthy

-Jeff

Contestation of Assessments – Ontario Update :

Requests for Reconsideration

As a result of the Ontario Government’s Declaration of Emergency related to COVID-19, MPAC has posted to their social media sites that the Request for Reconsideration deadline for the 2020 tax year, which was due to be March 31, 2020, is being extended. This could provide additional time for a review of your current portfolio, remembering that the valuation base date is still January 1, 2016.

As per MPAC:

The Request for Reconsideration (RfR) deadline—for property owners who disagree with the assessment of their property—is usually March 31 of the applicable tax year. The RfR deadline for the 2020 tax year will be 16 days after the Ontario Government‘s Declaration of Emergency related to the #COVID19 situation is lifted.

Assessment Appeals and Scheduling

As a result of the Ontario Government’s Declaration of Emergency, the Assessment Review Board released a memo, attached herein. There are a few salient items:

• New Appeals: The appeal deadline is supposed to have been March 31, 2020, but the ARB will continue to accept appeals until 15 days after the Declaration of Emergency is lifted.
• Current Appeals:
  • Schedule of Events for current appeals will be suspended until April 30^th, then will re-commence as at the timing of where they were previously.
  • Any hearings before the Board are suspended until after May 19, 2020

All of these may impact your current appeals (or non-appeals) and should be considered. It continues to be our advice and our goal, where practically possibly, to proceed as if the deadlines have not been changed, as it relates to new RfR’s or Appeals – Namely March 31, 2020.

If you have any questions about this, please don’t hesitate to reach out to one of the team.

Stay safe/healthy.

-Jeff