Vancouver Empty Home Tax Calculator
Calculate the annual tax on vacant residential properties in Vancouver and BC. Includes the City of Vancouver Empty Home Tax and BC Speculation & Vacancy Tax.
Vancouver Empty Home Tax: Vacant properties in Vancouver are subject to the City Empty Home Tax at 3% of assessed value, plus the BC Speculation & Vacancy Tax at 0.5% (Canadian/PR owners) or 2% (foreign owners). For a $1,500,000 vacant property owned by a Canadian citizen, the combined annual tax is $52,500.
Enter Property Details
$1,500,000
Applicable Taxes
- •Vancouver Empty Home Tax: 3% of assessed value
- •BC Speculation & Vacancy Tax: 0.5% of assessed value
Tax Breakdown
Total Annual Tax
$52,500.00
This calculator provides estimates for vacant properties. Many exemptions exist — including principal residence, tenanted properties, and life events. Consult the City of Vancouver or BC government for your specific situation.
How Empty Home Taxes Work in Vancouver & BC
Vancouver and British Columbia impose taxes on vacant residential properties to discourage speculation and increase housing supply. If your home sits empty for more than six months of the year, you may owe one or both of these taxes.
City of Vancouver Empty Home Tax (3%)
The City of Vancouver charges a 3% annual tax on the assessed value of any residential property that is vacant for more than six months in a calendar year. This is a municipal tax that applies only to properties within the City of Vancouver boundaries.
Example: $2,000,000 home in Vancouver
- Vancouver Empty Home Tax (3%): $60,000
- BC Speculation Tax (0.5% for Canadian/PR): $10,000
- Total annual tax: $70,000
BC Speculation & Vacancy Tax (0.5% – 2%)
The provincial Speculation & Vacancy Tax applies to owners of residential property in designated taxable regions who do not occupy or rent out their property. The rate depends on your residency status:
- • Canadian citizens & permanent residents: 0.5% of assessed value
- • Foreign owners & satellite families: 2% of assessed value
Common Exemptions
Not every vacant property owes these taxes. Common exemptions include:
- • Principal residence — you live in the property as your primary home
- • Tenanted property — rented for at least 6 months of the year
- • Redevelopment or renovation — active permits and construction underway
- • Death of owner — estate administration period
- • Medical or care facility stay — owner in hospital or care
- • Strata rental restriction — bylaw prevents renting (Vancouver EHT only)
Declaration Requirements
Property owners must declare the status of their property annually. For the Vancouver Empty Home Tax, declarations are typically due in early February. For the BC Speculation & Vacancy Tax, declarations are due in March. Failure to declare results in the property being automatically deemed vacant and taxed at the full rate.
Empty Home Tax: What Vancouver Property Owners Need to Know in 2026
How Much Is the Empty Home Tax on a $1.5 Million Property?
For a $1,500,000 vacant property in Vancouver owned by a Canadian citizen or permanent resident, the total annual tax is $52,500: $45,000 (Vancouver EHT at 3%) + $7,500 (BC SVT at 0.5%). For a foreign owner, the total would be $75,000: $45,000 (EHT) + $30,000 (SVT at 2%).
Which Areas Are Affected by the BC Speculation Tax?
The BC Speculation & Vacancy Tax applies in designated taxable regions including all of Metro Vancouver (Vancouver, Burnaby, Richmond, Surrey, North Vancouver, West Vancouver, Coquitlam, etc.), the Capital Regional District (Victoria), Kelowna, West Kelowna, Nanaimo, Abbotsford, Chilliwack, Mission, and Lantzville. Properties outside these areas are not subject to the SVT.
Can I Avoid the Empty Home Tax?
The simplest way to avoid the Empty Home Tax is to live in the property as your principal residence or rent it out for at least six months of the year. If neither is possible, check if any exemptions apply to your situation (renovation, medical reasons, estate administration, etc.). All property owners in affected areas must complete an annual declaration.
Penalties for Non-Declaration
If you fail to submit your annual property status declaration by the deadline, your property will be automatically classified as vacant. For the Vancouver EHT, this means the full 3% tax on your assessed value. For the BC SVT, you will be taxed at your applicable rate (0.5% or 2%). There is no grace period — declarations must be submitted on time.
Use our property transfer tax calculator to estimate buying costs and our mortgage calculator to estimate monthly payments.
Frequently Asked Questions
What is the Vancouver Empty Home Tax?
The Vancouver Empty Home Tax (EHT) is a municipal tax on residential properties in the City of Vancouver that are vacant for more than six months of the year. The current rate is 3% of the property's assessed value. It was introduced in 2017 to encourage owners to rent or occupy their properties.
What is the BC Speculation and Vacancy Tax?
The BC Speculation and Vacancy Tax (SVT) is a provincial tax that applies to owners of residential property in designated taxable regions of BC who do not live in or rent out their homes. The rate is 0.5% for Canadian citizens and permanent residents, and 2% for foreign owners and satellite families.
Do I pay both the Vancouver Empty Home Tax and the BC Speculation Tax?
If your property is in the City of Vancouver and is vacant, you may owe both taxes. The Vancouver EHT (3%) is a municipal tax, while the BC SVT (0.5% or 2%) is a provincial tax. They are separate obligations. For a $1,500,000 assessed property owned by a Canadian citizen, the combined annual tax would be $52,500.
What areas does the BC Speculation and Vacancy Tax apply to?
The BC SVT applies to designated taxable regions including Metro Vancouver (Vancouver, Burnaby, Richmond, Surrey, etc.), the Capital Regional District (Victoria area), Kelowna, West Kelowna, Nanaimo, Abbotsford, Chilliwack, Mission, and Lantzville. Properties in the rest of BC are not subject to the SVT.
What exemptions exist for the Empty Home Tax?
Common exemptions include: principal residence, property rented for at least six months of the year, death of the owner, property undergoing redevelopment or major renovation, medical or care facility stays, and properties with transfer of ownership in progress. Each tax (city and provincial) has its own specific exemption criteria.
How is the Empty Home Tax assessed value determined?
The Empty Home Tax is calculated based on the property's assessed value as determined by BC Assessment. This is the same assessment used for property taxes. The assessed value reflects the property's estimated market value as of July 1 of the previous year.
What happens if I don't declare my property status?
For the Vancouver EHT, failure to make a property status declaration by the deadline results in the property being deemed vacant, and the 3% tax will apply. For the BC SVT, all owners in designated regions must complete an annual declaration. Failing to do so means the tax will be applied at the applicable rate.
When do I need to pay the Empty Home Tax?
The Vancouver EHT declaration is typically due in early February each year for the previous tax year. The BC SVT declaration is usually due in March. Payment deadlines follow shortly after. Late declarations result in automatic vacancy status and the full tax being applied.
Questions About Your Property's Tax Status?
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