Toronto Vacant Home Tax: Council’s Decision to Raise the Vacant Home Tax to 3% For 2024

After one year since the new Toronto Vacant Home Tax fee was implemented, Toronto city council will increase the city’s Toronto Vacant Home Tax in the face of a worsening housing crisis.

Council approved 21-2 to raise the tax on vacant homes and condos from 1% to 3% of their assessed value starting in 2019.

The initiative, supported by Mayor Olivia Chow, intends to combat Toronto’s escalating housing issue and reduce the city’s budget deficit.

“We’re seeing speculators sitting on much needed housing, strangling the market, driving the price of rental housing higher and making it even less affordable for people,” Chow told the council on Wednesday.

“No one should be keeping a home empty during this housing crisis.”

The council also passed a resolution by Chow to allocate at least $10 million of any increased tax revenue to a city housing programme that would give grants to non-profit housing operators to purchase rental properties on the open market.

The increase of the Toronto Vacant Home Tax will take place for the 2024 tax year.

Let’s delve deep into this topic.

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The Genesis of the Toronto Vacant Home Tax



The Toronto Vacant Home Tax wasn’t birthed in a vacuum. Its inception was a direct response to a growing urban issue: vacant properties in a city with an escalating housing demand.

The rationale was straightforward: if you have a property and it’s vacant, you pay a tax. This Toronto Vacant Home Tax was a nudge, a gentle push towards ensuring homes were inhabited. After all, in a city burgeoning with newcomers, every vacant home was a missed chance at addressing the housing deficit.

Rationale Behind the Increase to 3%



So, if the Toronto Vacant Home Tax already existed, why increase it for 2024?

The situation with vacant homes didn’t significantly improve despite the Toronto Vacant Home Tax‘s initial implementation. The city council, recognizing the gravity of the housing situation, saw a need to be more assertive. They believed that a higher tax rate might compel property owners more effectively to rent out or sell their vacant homes. It’s akin to turning up the volume on a radio when the music isn’t loud enough to get everyone dancing.

Toronto Vacant Home Tax Revenue Totalled $54M In The First Year.

By the end of February, the city reports that it had obtained about 95% compliance from homeowners who had either declared their residence to be occupied or unoccupied. Just over 2,160 residences were listed as unoccupied as of August 1. 17,400 properties were subsequently considered unoccupied by the city, which required their owners to pay the Toronto Vacant Home Tax.

The homeowner must not pay the Toronto Vacant Home Tax if they are receiving long-term care, if they are making repairs or modifications to the property, or if the owner’s passing resulted in vacancy.

According to city administration, the Toronto Vacant Home Tax‘s first full year’s earnings of $54 million were in line with pre-launch forecasts. During the spring by-election, Chow pledged to address the city’s worsening housing crisis and financial deficit. She stated that she’d like to see that funding placed into a separate stream.

“We want to take that money to buy older buildings that we can protect, make them affordable for tenants forever and create affordable housing,” she stated.

The new increase of the Toronto Vacant Home Tax,is projected to generate almost $105 million in 2025, or nearly twice the revenue anticipated in 2024 at 1%.

The Toronto Vacant Home Tax is also one of several recommendations made by city staff to help close this year’s $1.5 billion budget gap. Chow emphasized that the purpose of the fee is to combat real estate speculation, which keeps houses off the market for an extended period of time.

Toronto’s Housing Landscape



To truly grasp the weight of this Toronto Vacant Home Tax, we must first paint a picture of Toronto’s housing scene.

In recent years, Toronto has seen an influx of people, drawn by its economy, cultural vibrancy, and educational institutions. This influx, coupled with limited housing development, led to an intense supply-demand imbalance. As a result, property prices skyrocketed. And amidst this, some properties remained vacant – either as investment assets or due to other reasons. Hence, leading up to the introduction of the Toronto Vacant Home Tax.

Deciphering the Toronto Vacant Home Tax Mechanism

The Toronto Vacant Home Tax might seem punitive at first glance, but it’s layered with considerations.

For a property to be deemed ‘vacant’ and thus taxable, it needs to be unoccupied for more than six months within a year. This provides a grace period, acknowledging that not all vacant homes are investment plays.

However, the significant bit is the computation. The Toronto Vacant Home Tax isn’t a flat rate but a percentage of the property’s value. The more valuable the property, the heftier the tax. This structure is intentional, pushing those with high-value assets to think twice about keeping them unoccupied, and having to pay the Toronto Vacant Home Tax.

Ramifications for Property Owners

Every policy has ripple effects, and this Toronto Vacant Home Tax is no exception.

For some homeowners, especially those with genuine reasons for having a vacant property, this tax hike could be burdensome. Imagine owning a home you can’t currently inhabit due to unforeseen circumstances, and then being slapped with a considerable tax bill.

Conversely, for those holding multiple properties as mere investments, this Toronto Vacant Home Tax could be the nudge they need to reintroduce these homes into the market.

Predicted Outcomes and Aspirations

The city’s hope with the Toronto Vacant Home Tax increase is multifaceted:

Increased Housing Availability: The immediate goal is to see more homes occupied. With more properties available for rent or purchase, the housing strain could ease.

Stabilizing Property Prices: With more homes on the market, there might be a balancing effect on the property prices, making housing more accessible to many.

Additional Revenue: The collected Toronto Vacant Home Tax could be funnelled back into creating affordable housing solutions, thus attacking the problem from both ends.

Worldview: Taxation Policies Globally

Toronto’s strategy isn’t novel. Various global cities, like Vancouver and Paris, have enforced similar taxes to deter property hoarding. While the exact modalities differ, the core objective remains the same: to ensure cities remain habitable for all, not just the affluent few.

An Analogy: Empty Seats in a Concert Hall

Picture this: You’re at a concert, and the hall is buzzing with excitement. But oddly, some of the best seats remain empty. It’s both a waste and a slight to those standing at the back. That’s the housing scene in many cities. The Toronto Vacant Home Tax is like the concert organizer urging ticket holders to either occupy their seats or make them available to others.

Controversies and Counterarguments

No policy is without its critics.

Some argue that the Toronto Vacant Home Tax might not deter the ultra-rich. Others worry about those caught in genuine predicaments. And then there’s a debate about whether taxation is the right tool for this issue or if the city should focus more on facilitating housing development.

Looking Ahead: The Path Forward

Policies, especially those affecting a city’s fabric, need regular revisiting. The Toronto Vacant Home Tax, in its amplified form, is a testament to a city willing to adapt. As time unfolds, the efficacy of this policy will become clearer. But one thing’s certain: Toronto is committed to making room for all its residents.


Navigating the intricate lanes of urban housing isn’t easy. With the hike in the Toronto Vacant Home Tax, the city is making a bold move. Whether this will be the panacea for the housing woes remains to be seen, but it certainly has sparked conversations, hope, and a renewed focus on creating a Toronto for all.


What is the core intent behind the Toronto Vacant Home Tax?

It’s designed to push homeowners to either occupy, rent out, or sell their vacant properties, thereby increasing housing availability.

How does the city define a ‘vacant’ home?

If a property is unoccupied for over six months in a year, it’s considered vacant.

Are there exceptions to this tax?

Yes, specific scenarios and hardships might qualify for exceptions. The city offers guidelines on such cases.

Have other cities adopted similar taxes?

Absolutely. Vancouver, Melbourne, and Paris are just a few examples.

Once taxed, how long do homeowners have to pay?

The city issues the Toronto Vacant Home Tax notices with clear deadlines. It’s vital to adhere to these to avoid further penalties.

With every policy, city, and resident in play, the aspiration remains clear: a thriving Toronto where everyone has a home.

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