Vancouver Empty Homes Tax Guide
Here’s what you need to know about the Vancouver Empty Homes Tax in 2026, as a property owner.
If you own a residential property in Vancouver, chances are you’ve heard of the Empty Homes Tax program, introduced to address the city’s housing shortages. This vacancy tax initiative by the City of Vancouver aims to encourage homeowners to either live in their properties or rent them out for extended periods.
You must declare every year
As a registered homeowner in Vancouver, you are required to submit your property’s status through an Empty Homes Tax declaration every year, usually due in early February. This is mandatory even if the property was tenanted all year.
What it costs if your home is deemed empty
If you miss the declaration: you incur a $250 bylaw fine, and your property is marked as vacant, which subjects it to a tax of 3% of its assessed value. On a property assessed at $1 million, that is a $30,000 tax on top of the fine. Additional penalties can apply, including a late penalty of 5% of the vacancy tax levy. Providing a false declaration can result in fines of up to $10,000.
How to avoid the tax
The tax is aimed at genuinely empty homes, so the ways to avoid it are straightforward. Live in the property as your principal residence, or rent it out for at least six months of the year on tenancies of 30 days or more.
Certain exemptions also apply. For example, properties undergoing major renovations or redevelopment may qualify, and secondary property owners who must spend a set number of days in Vancouver for work or medical reasons can apply with documentation. A full list is on the City of Vancouver website at vancouver.ca/eht.
Additional Resources
The Empty Homes Tax continues to evolve on a yearly basis. Also note this tax is separate from the Government of BC’s Speculation and Vacancy Tax. If you have questions about how these taxes may apply to your rental property, call us at 604.260.9955.
Frequently asked questions
3% of the property's assessed value for homes deemed empty, meaning not used as a principal residence or rented for at least six months of the year. This rate is the same for both owners who are resident and non-resident of Canada.
Annually, usually in early February. Every registered owner must declare, even if the property was tenanted all year.
Live in the home as your principal residence, or rent it out for at least six months of the year on tenancies of 30 days or longer. Some exemptions also apply.
ou face a $250 fine, your property is marked vacant and taxed at 3% of assessed value, and a late penalty of 5% of the levy can apply.