Property Taxes

Property Tax FAQ



Property Tax FAQ

ExpandWhat should I do if I do not receive a bill?

Property owners may Contact Us by phone, in person or in writing towards the end of January to request a duplicate interim tax bill, or towards the middle of June to request a duplicate final tax bill.

Owners may also visit a Civic Centre or City Hall tax and water enquiry/cashier counter to request a duplicate bill.

Property owners are responsible for paying property taxes, even if they have not received a bill.  

ExpandAssessed owner is displayed on my tax bill, what is assessed owner?

The assessed owner is the name of all registered person(s) who are liable to assessment in the municipality as of late December when the assessment roll has been finalized and delivered to the City by the Municipal Property Assessment Corporation (MPAC). The City is required to utilize the information on the assessment roll to prepare the annual tax bills.

The assessed owner name(s) that appear on the tax bill matches the December return of the roll. If a sale of the property has not occurred, than the displayed name of the assessed owner will match the current owner.

If a sale has occurred, the assessed owner name may display the previous owner. This discrepancy stems from the legislated requirement that the City bill be based on the annual assessment roll. Changes that occur due to the sale of properties after the assessment roll is provided to the City are reflected the following year.

ExpandWhat is Current Value Assessment (CVA)?

Current value assessment is an estimate of the market value of your property at a fixed point in time (the valuation date), or the amount the property would sell for in an open market on a given date (i.e., a sale between a willing buyer and a willing seller.)

Comparing your assessment to similar properties in your area may be helpful in determining the accuracy of your assessment. You can visit to see the information (www.mpac) has on file for your property and compare your assessment to others in your area.

ExpandWhen did the last reassessment occur?

In 2016, the Municipal Property Assessment Corporation (www.mpac) updated the assessed values of every property in Ontario. All properties have a legislated valuation date of January 1, 2016 with phase-in assessed values for the 2017-2020 property tax years.

From May 27 to June 6, 2016 MPAC mailed residential property owners in Toronto a Property Assessment Notice for the 2017 to 2020 property tax years. Non-residential property owners received Notices in October 2016.

2016 Property Tax Year

The previous property assessment update took place in 2012 and the value was used for the 2013 to 2016 tax years. The valuation date for these assessments was January 1, 2012 valuation date.

If you have made significant improvements or undertaken new construction, MPAC can revise your assessment within a three year period.

Visit the mpac website for further information.

ExpandHow do I check to see if my assessment is correct?

You should first review your Property Assessment Notice. If you think you could have sold your property for the assessed value as of January 1, 2016 then your assessment is likely accurate.

If you do not think you could have sold your property for that value, you should visit MPAC's online tool,, to learn how and why your property was assessed the way it was.

You should also use the tool to compare your assessment with others in your neighbourhood. If you have questions, you should call MPAC at 1-866-296-MPAC (6722), or 1-877-889-MPAC (6722), or visit a local MPAC office.

If you believe your property information or your assessment is incorrect, you may file a Request for Reconsideration (RfR), and MPAC will review your assessment free of charge.

ExpandI disagree with the assessed value for my property, what should I do?

Please contact MPAC with any questions you may have about your property assessment.  You can contact MPAC by phone 1-866-296-6722 or visit

If you believe the information on your assessment is incorrect, you may file a Request for Reconsideration (RfR) and MPAC will review your assessment free of charge. If you choose to file an RfR, you are encouraged to do so as soon as possible. Please be sure to take note of the RfR deadline that's printed on your Notice.

ExpandWhat is a Request for Reconsideration (RfR) and the deadline to file?

A Request for Reconsideration (RfR) is a formal request to MPAC to review your property assessment. More information on how to file an RfR is available on

Recent legislative changes to the Request for Reconsideration (RfR) process allow property owners 120 days from the issue date on their 2016 Property Assessment Notice to submit an RfR. For the majority of residential properties, this deadline occurred in 2016, see 2016 Property Assessment - Request for Reconsideration (RfR) Deadline for details. For the deadline to submit a RfR for non-residential properties, please see Tax and Assessment Appeals.

ExpandI appealed my assessed value/filed a (RfR), what happens next?

If you filed a RfR with MPAC and you are awaiting the decision, MPAC will send a letter with the results of their review within 180 days (or less) of when the request was first received. With more complex reviews, MPAC may need request up to 60 more days to reconsider a property valuation. Notification to the property owner will be given. Once a decision has been made, MPAC will mail a letter advising you about the outcome of their review. If adjustments to your assessed value are approved, MPAC will also notify the City and your property taxes will be adjusted accordingly.

If, after MPAC notifies you of its decision, you still disagree with the assessed value, you have 90 days to file an appeal with the Assessment Review Board (ARB) an independent assessment appeal tribunal (Environment and Land Tribunals Ontario) of the Ontario Ministry of the Attorney General. The ARB has its own appeal process. If you filed an appeal with the ARB and are awaiting the outcome of their decision, you can find out more information by calling 1-866-448-2248 or 416-212-6349 or visiting

ExpandWhat is a Property Assessment Change Notice and what happens next?

A Property Assessment Change Notice is issued by MPAC when there has been a change to a property during the current taxation year due to a change in property classification, an addition, renovation or new construction. This is a supplementary assessment change.

Property Assessment Change Notices are also issued when the current value assessment for an improvement (e.g., a new home or addition) was not previously recorded on the annual Assessment Roll. This type of change may apply to the current year and, if applicable, for any part or all of the previous two years. This is an omitted assessment change.

The City of Toronto will use the information from the Property Assessment Change Notices to issue tax bills. It is important to note that if this is a new property such as a condominium, the first regular bill you receive from the City may only be for a portion of the assessment for your unit. Tax bills will be issued for Omitted Assessments for the current and up to two prior years. Supplementary/omitted tax bills are billed with two due dates only, regardless of the number of years for which you are receiving bills.

ExpandIf assessment values for properties increases, will the City have more tax funding available?

Reassessment at the municipal level, is "revenue neutral" and does not generate any additional revenue for the City. With a reassessment, the City must adjust the tax rate to remain revenue neutral, so no new funding comes to the City of Toronto as a result of property valuation changes.

If your property value increases at a rate less than the City average, your property tax may decrease due to the reassessment.

If your property value increases at a rate more than the City average, your property tax will increase due to reassessment.

The City may need to increase taxes due to its budget requirements, however, this is separate and not related to reassessments.

ExpandI received a Property Tax Account Statement. Why did I receive it?

A Property Tax Account Statement (or Overdue Notice) may be issued for a number of reasons. 

A new owner will receive a Property Tax Account Statement once the tax account has been updated with your information. Check the Message Centre area of your statement to see if this is the reason for the statement being mailed to you. The Message Centre also contains additional important messages and the back of the statement has payment option information.

A Statement is issued when there is a balance owing on a property tax account as part of our Arrears Collection Process. Fees are applicable for overdue notice statements. 

A Statement may be issued when there has been a change in payment options. A message will appear in the Message Centre area of your statement if it has been issued as a result of a change in payment options.

Property Tax Account Statements are also issued by request at our Customer Service Tax and Utility Enquiry Counters, or through our Call Centre

Property Tax Account Statements may also be issued following any adjustments being made to your account.

If a Property Tax Account Statement is issued and there are overdue amounts, the amounts that are overdue are listed with an indication as to which year is overdue. Overdue Amount(s) are to be paid immediately. If there are amounts that are overdue, the Property Tax Account Statement will indicate “Overdue Notice” at the top, right area of the message centre portion of the statement.

Statements also list amounts in the “Future Instalments” section, if applicable. Future instalment amounts may be for upcoming tax instalments or other charges that are not yet due. Post-dated cheques may be submitted for the dates and amounts in the Future Instalments area of the statement.

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