Toronto’s Vacant Home Tax – 2023 Declarations Due by February 29, 2024

Tax Updates


The City of Toronto will issue Vacant Home Tax Notices at the end of March 2024 to owners of properties subject to the tax. All residential property owners in Toronto are required to declare the occupancy of their property on an annual basis.

Vacant Home Tax Calculation:

  • For the 2023 taxation year, a Vacant Home Tax of one per cent (1%) of the Current Value Assessment of the property will apply to residences that are vacant or deemed vacant for more than six months during the previous calendar year. For example, if the home is vacant in 2023 the tax will become payable and due in three instalments in May, June and July of 2024. For 2024 and future taxation years, the tax will increase from 1% to 3% of the Current Value Assessment.

Vacant Home Meaning:

  • A residential property is considered vacant where the property is not the owner’s principal residence and has been unoccupied for a total of six months or more throughout the previous year, was not eligible for an exemption, or is otherwise deemed vacant under the City of Toronto bylaw. The six-month period does not have to be consecutive and there are certain exemptions that may apply.

Making a Declaration:

  • All residential property owners in Toronto are required to declare the occupancy status of their property even if the property is occupied.
  • The declaration of occupancy status is made through the City of Toronto’s online declaration portal or a paper declaration. For the 2023 taxation year, declaration forms must be completed and received by the City of Toronto by February 29, 2024.
  • For residential properties that are occupied, but not by the homeowner(s), owners will be required to submit information about tenants and/or permitted occupants when making the declaration.
  • Owners of properties subject to the tax will be issued a Vacant Home Tax Notice at the end of March and payment will be due in three instalments in May, June and July of 2024.

Eligible Exemptions:

  • Eligibility exemptions include situations where there is a death of the registered owner; where the principal resident is in a hospital, long-term or supportive care facility; the property is required for full-time employment; legal ownership was transferred in the previous year; there is a court order that prohibits the occupancy; or the property is undergoing major repairs or renovations. These exemptions must be noted on the declaration and supported by required documentation.

Penalty for Late or False Declaration:

  • Effective January 1, 2024, a fee of $21.24 will be charged if a declaration is not submitted by the February 29, 2024 deadline. A late declaration or failure to make a declaration and/or provide supporting documentation, will result in a fine of $250 and may result in a property being deemed vacant. Once deemed vacant, the property owner will be subject to the Vacant Home Tax and will be issued a Vacancy Tax Notice. A false declaration may result in a fine of up to $10,000 for each offence.