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Vacant Home Tax - City of Toronto PDF
Vacant Home Tax - City of Toronto PDF
How to Declare
The City’s secure online portal
(https://www.toronto.ca/services-payments/property-
taxes-utilities/vacant-home-tax/vacant-home-tax-
declaration-of-occupancy-status/) is the best way to
submit a declaration. It’s quick and easy to declare online –
and helps prevent potential errors and readability issues
that sometimes occur with declarations completed by
hand. If required, homeowners can download a PDF
(https://www.toronto.ca/wp-
content/uploads/2023/11/8ea9-
VacantHomeTaxDeclaration.pdf) of the form to complete
and submit.
To make your annual declaration, you will need the 21-digit
assessment roll number and the customer number from
your property tax bill or property tax account statement.
Please do not submit any personal information by email as
it is not a secure form of file transfer.
If there is an error in the declaration you submitted and it is
not past the declaration deadline, you can re-file a new
declaration.
Subject
Occupancy Status Description to
VHT?
Exemptions
A property may be left vacant and be exempt from the
Vacant Home Tax if one of the following criteria is met:
Eligible Supporting
Description
Exemption Documentation
The vacant
property is
undergoing
repairs or
renovations, and
all the following
conditions have
been met:
Occupation
and normal
use of the Description of
vacant the project
property is preventing
prevented by occupancy,
the repairs along with any
and supporting
renovations documents (for
for at least example, work
Repairs or orders,
six months
renovations contractor
of the
taxation year. receipts).
All necessary Copy of
permits have building
been issued permits issued
for the related to the
repairs and repairs and
renovations. renovations.
The City is of
the opinion
that repairs
or
renovations
are being
actively
carried out
without
unnecessary
delay.
The principal
resident of the Signed letter
vacant property is from health
in a hospital, long care facility on
term or supportive letterhead.
care facility for at
Principal Proof of
least six months
resident is principal
during the
in care residence at the
taxation year. This
subject
exemption may be
claimed for up to
two consecutive property prior
taxation years. to entering
care.
You purchased
your property with
a closing in the
taxation year
being declared,
and the sale
involved a 100 per
cent transfer of an
Transfer of
interest in the Copy of land
legal
property to an transfer deed.
ownership
unrelated
individual or
corporation. This
excludes name
changes, adding a
second owner and
removing a
second owner.
The vacant
property is Proof of
required for residency
occupation for outside of
employment Greater Toronto
purposes for a Area.
Occupancy
total of at least six
for full-time Signed letter
months in the
employment from employer
taxation year, by
on company
its owner who has
letterhead or
a principal
employment
residence outside
contract.
of the Greater
Toronto Area.
There is a court
order in force
which prohibits
occupancy of the
Copy of court
Court order vacant property
order.
for at least six
months of the
taxation year.
This exemption
can be claimed by
the developer of a
newly constructed
residential unit for
up to two
consecutive years
if all the following
conditions have
been met:
The
residential
unit was not
occupied as
a residence
at the end of
the last
business day
of the
taxation year
for which the Sales listing
property is from the
being taxation year
declared, and for which the
Vacant new was not property is
inventory occupied for being declared,
residential and proof that
purposes the registered
since it was owner is the
constructed. developer.
The
residential
unit was
actively
offered to the
public for
sale in the
taxation year
for which the
property is
being
declared.
The owner of
the
residential
unit is the
developer of
the
residential
unit.
Financial Institutions
You can pay the Vacant Home Tax at banks or financial
institutions through online banking, telephone banking, at
an automated teller machine (ATM) or in-person.
To register and pay through online banking:
You will need your 21-digit assessment roll number
from your Vacant Home Tax Notice.
Sign in to your financial institution’s secure website
and select the relevant payee listing, as follows:
Scotiabank (https://www.scotiaonline.scotiabank.com/online/authentication/authentication.bns)
MyToronto Pay
MyToronto Pay (https://www.toronto.ca/services-
payments/mytoronto-pay/) is a new service from the City
of Toronto in collaboration with our trusted partner PayIt.
Using MyToronto Pay, Vacant Home Tax payments can be
made by electronic funds transfer with no convenience fee,
or by credit card or debit card with a convenience fee
charged by the company.
Mail-In Payment
The City accepts post-dated cheques payable to the
Treasurer, City of Toronto:
Treasurer, City of Toronto
Box 5000
Toronto, ON M2N 5V1
Notice of Complaint
You may file a Notice of Complaint if:
you failed to make a declaration of occupancy status
by the deadline
you made an error on your declaration and it is past
the declaration deadline
you disagree with the Vacant Home Tax Notice of
Assessment or Supplementary Assessment
your property was deemed vacant through an audit or
otherwise and you wish to dispute the Vacant Home
Tax that was levied in the Supplementary Vacant
Home Tax Notice of Assessment
Submitting a Notice of Complaint through the online portal
is quick and easy. Based on the options you select, you may
or may not need to provide supporting documentation. If
you are submitting your complaint in writing it must include:
assessment roll number and customer number
complainant’s full name and contact details
(telephone number or email)
information that specifies your authority to act on the
behalf of the owner, if this applies and you are a
complainant acting on someone’s behalf
reason(s) for the complaint and why the residential
property should not be subject to the tax
supporting documentation and evidence to
substantiate the reason(s) for the complaint
Your complaint must be received within the following time
frames:
For Vacant Home Tax Notice of Assessment: Any
complaint must be received by the City on or before
the last business day of the year that payment is due.
For the 2022 taxation year, the complaint must be
received by April 15, 2024. For the 2023 taxation year,
the complaint must be received by December 31,
2024.
For Supplementary Vacant Home Tax Notice of
Assessment: Within 90 days of the date on your
notice.
Once all required information is received and a
determination is made, the City will send a written decision
letter to the owner by regular mail, at the mailing address
on file at the time the decision is made.
Continue to pay the Vacant Home Tax as billed. If you do
not pay the balance of the Vacant Home Tax prior to the
due dates and your Notice of Complaint is not accepted,
the tax will be due along with any applicable interest,
penalties and fees.
If the property is determined not to be subject to the Vacant
Home Tax:
The Vacant Home Tax will be cancelled, along with any
applicable interest and penalties.
Any credits will be refunded or transferred to property
tax.
Note that failure to pay the Vacant Home Tax by the due
dates will result in interest and possible fees being added
to the property tax account. Notice of Complaint decisions
may not be finalized by the due date.
Appeal
If you disagree with the decision made regarding your
Notice of Complaint, you will have 90 days to submit an
appeal request. The grounds of your appeal are limited to
the same issues raised in your initial complaint, unless the
outcome of your complaint resulted in a reassessment or
varied assessment.
Submitting an appeal through the online portal is quick and
easy. If you are submitting your appeal in writing it must
include:
assessment roll number and customer number
requestor’s full name and contact details (telephone
number and/or e-mail address)
if acting on behalf of owner, information regarding
your relationship to the owner and your authority to act
on their behalf
statement of the grounds for the appeal and why the
property should not be subject to the tax on these
grounds
supplementary information and evidence to
substantiate the grounds for the appeal
Upon receipt of your appeal request, your submission will
be reviewed within 90 days by the Appellate Authority. The
Appellate Authority will make a determination to allow or
dismiss the appeal in whole or in part.
Following the determination the City will, if required, make
any adjustments to the assessment within 30 days. The
City will send a written decision letter to the owner by
regular mail, at the mailing address on file at the time the
decision is made. The appeal decision is final.
Supporting Documentation
Examples of supporting documentation include but are not
limited to:
Ontario vehicle registration and vehicle insurance
documentation showing subject address
government-issued personal identification showing
subject address, including driver’s license and Ontario
Identity Card
income tax returns and income tax notices of
assessment showing subject address
tenancy agreement(s) for the residential property
bank statements showing reoccurring rental income
copy of death certificate of the registered owner
employment contracts, pay statements or records of
employment showing subject address
insurance certificates for homeowner’s or tenant’s
insurance at subject address
court orders prohibiting occupancy of the subject
property
signed letter from health care facility on letterhead
with contact details for the care facility
description of the type of project at the subject
address along with any supporting documents (for
example, work orders, contractor receipts) that
demonstrate the occupation and normal use of the
vacant unit was prevented by the repairs or
renovations for at least six months in the taxation year
copy of any building permits issued to the subject
address related to repairs or renovations land transfer
deed for the subject address
Audits
Supporting Documentation
If your property is selected for audit you may be required to
submit supporting documentation. Examples of supporting
documentation include but are not limited to:
Ontario vehicle registration and vehicle insurance
documentation of any occupant and owner
government-issued personal identification, including
driver’s license and Ontario Identity Card of any
occupant and owner
income tax returns and income tax notices of
assessment of any occupant and owner.
lease agreements for the residential property
wills, grants of probate, or grants of administration in
respect of an owner or an owner’s estate
employment contracts, pay statements or records of
employment of any occupant and owner
insurance certificates for homeowner’s or tenant’s
insurance
statutory declarations or affidavits regarding the
occupancy of the residential property and any
exemption
All records and documents pertaining to the occupation of
the residential property or any exemption claimed must be
retained for a period of three years.
Background
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