money
Property tax reduction appeals: staff recommends approving most applications, rejecting three on evidentiary grounds
General Government Committee heard appeals from property owners seeking tax cancellations or reductions under the City of Toronto Act. One owner appeared to speak about a Queen West property burned in 2012, now under reconstruction and taxed on vacant land. Staff recommended approving most applications in the hearing report while rejecting three specific appeals due to insufficient evidence of changed circumstances.
Who did what
- Councillor Lily Cheng (Ward 18, Willowdale) questioned staffAsked about the timeline of the property burn (2012), current reconstruction status with hoarding still visible, and whether the building has been occupied at all; questioned staff on assessed value if the property were occupied
- Councillor Stephen Holyday (Ward 2, Etobicoke Centre) questioned staffAsked staff to explain the basis for the zero tax adjustment recommendation and staff's analysis; requested clarification on properties in the report and available recourse options for the applicant
From the floor
“I got the bill for say that I have owing tax and I find out that my tax has been increased from previous years to $80,000 which is a vacant land under constructions and then I always have difficulties building putting it together while for going through the constructions”A resident
“It was actually burned down in 2012. It's been staying vacant for all these years but then my tax rate is about 30 $40,000 all along and all of a sudden it's jumped to over $80,000 and I'm having financial difficulties while putting together while trying to continue this construction”A resident
“So I just don't know what to do because this is really tight on my situations”A resident
“The municipal property assessment corporation has confirmed that on the assessment role the property was returned as vacant land. The application before committee today is based on unusable based on renovations which has already been considered within the assessment. So the application does not cancel taxes in its entirety. The property owner is still required to pay for taxes associated to the vacant land portion of the assessment”City staff
“There are options available to the taxpayers. If they are not in agreement with the recommendation that's before the committee today, they can appeal to the assessment review board within 35 days of the notice of decision. However, if they are dissatisfied with their assessment, they have two options with the Municipal Property Assessment Corporation. They can file a request for review which I believe the deadline is March 31st for the 2027 taxation year or they can file an appeal with the assessment review board”City staff
Also in this item
• The property at 369 Queen Street West (the focus of the deputation) was approved for only zero tax adjustment despite the owner's appeal, meaning the owner received no relief; staff analysis shows renovations were already factored into the assessment and the property remains taxable on its vacant land value
The journey
What happens next
Residents denied tax relief can appeal to the Assessment Review Board within 35 days of notice of decision, or file a request for review with the Municipal Property Assessment Corporation (deadline March 31 for 2027 taxation year).
Decision
Committee approved staff recommendations to grant individual tax appeal applications under section 323 of the City of Toronto Act, resulting in tax reductions with phase-in or capping amounts as detailed in the staff report, while excluding three specific applications (369 Queen Street West—appeal 20260170; 900 Dufferin Street—appeal 20260150; and 2900 Warden Avenue—appeal 202607) from approval.
On video
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