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Vacancy Tax explanation from city of Vancouver

Will your home be taxed?

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Each year, every owner of residential property will have to make a property status declaration. This will determine if the property is subject to the Empty Homes Tax, also known as the Vacancy Tax.

The Province of BC’s Speculation and Vacancy Tax  is in addition to the City’s Empty Homes Tax. If you own residential property in Vancouver, you may have to pay both taxes

Properties not subject to the tax

Most properties will not be subject to the Empty Homes Tax, including those:

  • Used as a principal residence by the owner, his/her family member or friend, or other permitted occupier for at least six months of the 2018 tax year
  • Rented for residential purposes for at least six months of the current year, in periods of 30 or more consecutive days
  • Meeting the criteria for one of the exemptions 

See if the tax applies to you

Exemptions and scenarios that may apply to you

This content is for informational purposes only. It is not intended as advice or a determination of whether your property will be subject to the Empty Homes Tax

If there is any discrepancy between the information provided here and the provisions of the Vacancy Tax Bylaw  (183 KB), the latter will prevail.  These changes are in effect for the 2018 reference period (January 1 to December 31, 2018.)

Exemptions:

You will not be subject to the tax if you can meet one of the exemptions listed below.

If you claim one of the following exemptions, you must be able to provide evidence that validates your declaration if asked.

Clarifications to the Vacancy Tax bylaw were made on September 18, 2018. These changes are in effect for the 2018 reference period (January 1 to December 31, 2018).

Evidence documentation is not required at the time of declaration and will only be requested if the property is selected for audit.

Exemption types

Occupancy for full-time employment

Exemption details

Examples of acceptable evidence

Your principal residence was outside of Greater Vancouver, but you occupied your property for residential purposes for at least six months because you were employed full-time in Greater Vancouver. The nature of the employment must require physical presence in Greater Vancouver.

Greater Vancouver as defined in the Vacancy Tax Bylaw (183 KB) refers to:

  • Village of Anmore
  • Village of Belcarra
  • City of Burnaby
  • City of Coquitlam
  • City of Delta
  • City of Langley
  • Township of Langley
  • Village of Lion’s Bay
  • City of Maple Ridge
  • City of New Westminster
  • City of North Vancouver
  • District of North Vancouver
  • City of Pitt Meadows
  • City of Port Coquitlam
  • City of Port Moody
  • City of Richmond
  • City of Surrey
  • Tsawwassen First Nation
  • City of Vancouver
  • District of West Vancouver
  • City of White Rock
  • University Endowment Lands
  • University of British Columbia

This exemption does not apply to properties that are being used solely as office space.

  • Address of your principal residence
  • Contact information for Greater Vancouver employer
  • Letter from Vancouver employer confirming full time employment status and required physical presence for purposes of work
Owner in care

Exemption details

Examples of acceptable evidence

Your property was unoccupied for more than six months because you or your tenant was residing in a hospital, long term, or supportive care facility and had previously been using the property as a principal residence or occupying it for residential purposes as a tenant.

This exemption does not apply to second homes that are used occasionally to receive medical care in Vancouver.

All occupants must be residing in a care facility for the exemption to apply.

 This exemption is not allowed for more than two consecutive tax years.

  • Contact information for care facility
  • Letter from care facility confirming you or your tenant is undergoing medical/ supportive care
Estate of deceased

Exemption details

Examples of acceptable evidence

The property was unoccupied for more than six months because the last registered owner is deceased and a grant of probate or administration of the estate was pending.

This exemption does not apply if a grant of administration or probate was issued by a date that would have allowed the property to have been occupied for six months of the calendar year. The property will otherwise be subject to the tax unless it was used as a principal residence or rented to a tenant or subtenant for at least six months.

Death certificate of registered owner

Transfer of property

Exemption details

Examples of acceptable evidence

Legal ownership was transferred during the reference period (the property was sold) and a new Land Title Number was issued.

The use of “transfer” is based on the definition of “transfer” in the Land Title Act, being a conveyance, a grant, and an assignment.

This exemption does not apply to properties that were issued a new Land Title Number solely because of a name or address change.

Title search or certificate of title showing the date that title was transferred

Undergoing redevelopment or major renovations

Exemption details

Examples of acceptable evidence

Your property was unoccupied for more than six months because:

  • The property was undergoing redevelopment or major renovations where permits:
    • had been issued and were being carried out diligently and without delay, or
    • were under review for redevelopment of vacant land or the conservation of heritage property.
  • Or, the property is vacant and part of a phased development which has:
    • A rezoning application under review
    • Approved rezoning with permits under review
    • Approved rezoning where construction has commenced
  • Short description of renovation/ redevelopment project
  • Building or development permit number
Strata rental restriction

Exemption details

Examples of acceptable evidence

Your property was unoccupied for more than six months because it was subject to a strata rental bylaw as of November 16, 2016:

  • that prohibited rentals or restricted the number of units that may be rented, and
  • the maximum allowable number of rentals had already been reached.

This exemption does not apply to properties where the number of permitted strata rentals decreased on or after November 16, 2016.

  • Copy of strata bylaws
  • Letter from strata council confirming the maximum number of units have been rented
  • Copy of waitlist confirming owner attempted to rent the property
Court order

Exemption details

Examples of acceptable evidence

Your property was unoccupied for more than six months because the property was under one of the following:

  • A court order
  • Court proceedings
  • An order of a governmental authority prohibiting occupancy

Actions to permit occupancy were carried out diligently and without delay, in accordance with any timelines in the order.

This exemption applies to owners who were prohibited from selling, occupying, or renting their property.

This exemption does not apply to properties that are uninhabitable due to inaction by the owner.

  • Copy of the court order
  • In cases where an order or a governmental authority prohibits occupancy, the owner must be able to show that they have acted diligently to meet the requirements of the order
Limited use residential property

Exemption details

Examples of acceptable evidence

Your property was unoccupied for more than six months because the use of the property was limited to one of the following:

  • Vehicle parking
  • A result of the size, shape, or other inherent limitation of the parcel, a residential building could not be constructed
 

 

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